1349 Hearthstone Ct Unit 9-G · McCall, ID 83638

$62,500

4 bd · 3.0 ba · 1,915 sqft · Townhouse · 113 Days on market

Built 2004

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hassle-free home ownership with all of the amenities! Hearthstone's 1/8 Fractional entitles each owner to at least 6 weeks of fun in their fully appointed McCall Home. Enjoy the Spring Mountain Ranch amenities and the concierge services of Hearthstone. Pool, Tennis, Gym, and Golf just out your front door. HOA covers every thing from taxes & utilites to departing housekeeping service. Week long reservations for 2026 begin June 4 and July 2 & October 16-19th, plus one more short stay to be reserved. For a complete understanding of how Hearthstone may work for you, call listing agent.

Key facts

• Tennis
• Golf
• Concierge services

Tags

• CONCIERGE SERVICES
• POOL
• TENNIS
• GYM
• GOLF

Property features AI

Finance

• Other: Located in the Hearthstone subdivision (McCall area)
• HOA & community: HOA fee collected annually

Exterior

• Parking: Attached garage (1 covered space)
• Utilities: City water service; Sewer connected
• Home design: Townhouse; Built in 2004
• Construction: Frame construction with wood siding; Slab foundation
• Exterior features: Composition roof; Community pool; Tennis court access; Winter access; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Freestanding oven/range; Refrigerator; Kitchen island; Granite counters; Breakfast bar
• Bedrooms: 4 bedrooms total — 2 on the main level and 2 on the lower level
• Flooring: Hardwood; Tile; Carpet
• Bathrooms: 3 bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level master bedroom with en-suite bath; Great room; Breakfast bar; Kitchen island; Granite counters; Propane fireplace
• Laundry & utility: Electric water heater; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $62k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $57k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#49 in ID) — a middle-class / working-renter tenant base. Strengths: health & safety A, housing B; Watch: amenities F, commute F.
• Mccall-Donnelly Joint School District (rural): math 59% / reading 74% proficiency, ranked #8 of 92 in ID (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Barbara R Morgan Elementary (math 64% / reading 70%, grade B+, #31 of 357 statewide, top 10%, 428 students, 21% FRL); Payette Lakes Middle School (math 55% / reading 78%, grade A-, #2 of 109 statewide, top 1%, 310 students, 19% FRL); Mccall-Donnelly High School (math 62% / reading 82%, grade B+, #7 of 169 statewide, top 4%, 429 students, 11% FRL).
• Market conditions: 525 active listings in the ZIP; 250 units permitted in Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,875 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.30% ✓
• Cap rate: 19.83%
• Cash-on-cash: 48.34%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $752,595
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1379 Hearthstone Ct Unit 15-H	0.05mi	4/3.0	1,915 (0%)	0mo	$62,000	$32	98
1391 Hearthstone Ct Unit 18-D	0.05mi	4/3.0	1,915 (0%)	1mo	$65,000	$34	96
1339 Hearthstone Ct	0.02mi	3/3.0 (-1)	1,915 (0%)	0mo	$62,000	$32	94
1329 Hearthstone Ct Unit 5A	0.03mi	3/3.0 (-1)	1,915 (0%)	9mo	$59,900	$31	86
1371 Hearthstone Ct Unit 14H	0.04mi	3/3.0 (-1)	2,000 (+4%)	8mo	$65,000	$33	79
1321 Hearthstone Ct Unit 4G	0.05mi	3/3.0 (-1)	2,000 (+4%)	8mo	$65,000	$33	79
1425 Clements Rd #5	0.31mi	3/3.0 (-1)	2,007 (+5%)	7mo	$789,000	$393	66
722 Lick Creek Rd #8	0.75mi	3/3.0 (-1)	1,857 (-3%)	3mo	$799,000	$430	53
611 Blue Water Cir	0.65mi	4/3.0	2,066 (+8%)	7mo	$928,000	$449	50
1517 Roosevelt Ave	0.74mi	3/3.0 (-1)	2,002 (+4%)	8mo	$995,000	$497	46
601 Bluewater Cir	0.62mi	3/2.0 (-1)	1,719 (-10%)	10mo	$739,900	$430	37
613 Blue Water Cir	0.65mi	3/2.0 (-1)	1,719 (-10%)	10mo	$750,400	$437	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 2.99×
• Total profit: $34,795
• Equity at exit: $9,319

10-year hold

• IRR: 51.7%
• Equity multiple: 6.04×
• Total profit: $88,204
• Equity at exit: $5,404

Cash invested: $17,500 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 91 Strongly Landlord-Friendly
• State Idaho: 91 Strongly Landlord-Friendly · R+18
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; minimal tenant protections.

Methodology + full state rankings →

ZIP-level market 83638

• Active inventory: 525
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $705

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 46%

Sensitivity live

Price	-10% $748	-5% $727	+0% $705	+5% $683	+10% $662
Rent	-10% $591	-5% $648	+0% $705	+5% $762	+10% $819
Rate	-1.0pp $736	-0.5pp $721	base $705	+0.5pp $689	+1.0pp $672

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-02-06
   listed $62,500 Active
2. 2026-02-02
   listed $62,500 Active 601-char remark

   Show marketing remark (601 chars)

   Hassle-free home ownership with all of the amenities! Hearthstone's 1/8 Fractional entitles each owner to at least 6 weeks of fun in their fully appointed McCall Home. Enjoy the Spring Mountain Ranch amenities and the concierge services of Hearthstone. Pool, Tennis, Gym, and Golf just out your front door. HOA covers every thing from taxes & utilites to departing housekeeping service. Week long reservations for 2026 begin June 4 and July 2 & October 16-19th, plus one more short stay to be reserved. For a complete understanding of how Hearthstone may work for you, call listing agent.

3. 2022-04-22
   soldstatus 841-char remark

   Show marketing remark (841 chars)

   Lovely vacation property in McCall with access to Spring Mountain Ranch pool, spa and work out areas. This a fractional ownership at Hearthstone, you'll own a one-eighth deeded interest in your McCall home entitling you to at least six weeks of use per year. In order to ensure the most equitable schedule, this time is divided into two planned one-week vacations during the summer/fall season; two planned one-week vacations during the winter/spring season; two three-night vacations during the summer/fall season; and two three-night vacations during the winter spring season. Hearthstone owners also enjoy the privilege of staying on space available reservations which means extra vacation time. They are turn key with newer linens, cleaned and ready for you to show up and enjoy McCall. You can also rent your time if you cannot use it.

4. 2022-02-17
   listed $64,000 841-char remark

   Show marketing remark (841 chars)

   Lovely vacation property in McCall with access to Spring Mountain Ranch pool, spa and work out areas. This a fractional ownership at Hearthstone, you'll own a one-eighth deeded interest in your McCall home entitling you to at least six weeks of use per year. In order to ensure the most equitable schedule, this time is divided into two planned one-week vacations during the summer/fall season; two planned one-week vacations during the winter/spring season; two three-night vacations during the summer/fall season; and two three-night vacations during the winter spring season. Hearthstone owners also enjoy the privilege of staying on space available reservations which means extra vacation time. They are turn key with newer linens, cleaned and ready for you to show up and enjoy McCall. You can also rent your time if you cannot use it.

5. 2018-12-28
   soldstatus
6. 2018-12-06
   listed $30,000
7. 2015-12-07
   soldstatus
8. 2015-10-04
   listed $22,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,269
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$1,818
• Taxable income: $7,937
• Est. tax owed @ 24.0%: −$1,905
• After-tax cash flow: $6,555/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Mccall-Donnelly Joint School District
• NCES district ID: 1602030
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $52,333
• Composite: 56.63/100
• National rank: #1137
• State rank: #8 of 92 in ID

Livability — McCall

• Score: 72/100
• State rank: #49
• US rank: #6315

Category grades

Amenities F Commute F Cost of living C Crime C+ Employment C+ Housing B Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCall, ID
• Population (ZIP): 7,507

Population outlook (Valley County) Hauer SSP2

• Today (2025): 10,964 people
• By 2030: 11,279 · +2.9%
• By 2040: 11,584 · +5.7%
• By 2050: 11,754 · +7.2%
• By 2075: 12,246 · +11.7%
• By 2100: 11,948 · +9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Lithuanian 5% Italian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Valley

• 2024 margin: R (+18.6) · D 39.6% · R 58.2% · Other 2.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -6.9pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+13.7 2016: R+18.6 2012: R+11.6 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -242.11%
• Current HPI: 301.1886
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 6

Industry mix (Fortune 500 HQ in ID)

Industry	F500 HQs	Revenue
▸Retail	1	$79B
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Price history

+177.8% since first listed

8 events — show timeline

• 2026-02-06 Listed $62,500 IMLS
• 2026-02-02 Listed $62,500 MCAOR
• 2022-04-22 Sold (MLS) — MCAOR
• 2022-02-17 Listed $64,000 MCAOR
• 2018-12-28 Sold (MLS) — IMLS
• 2018-12-06 Listed $30,000 IMLS
• 2015-12-07 Sold (MLS) — IMLS
• 2015-10-04 Listed $22,500 IMLS