1329 Hearthstone Ct Unit 5A · McCall, ID 83638

$59,900

3 bd · 3.0 ba · 1,915 sqft · SingleFamily · 106 Days on market

Built 2001 ↓ 11% since listing

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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

Spend Christmas in McCall! Secure your 1/8th fractional ownership in time to enjoy these already- reserved dates for 2025: Oct 16-23, Oct 30-Nov 6, Nov 6-13, Nov 27- Dec 4, and Dec 19-26. Enjoy effortless living in beautiful McCall, Idaho with this well-appointed 3-bedroom, 3-bathroom townhouse in the Hearthstone community. This fractional ownership in Residence 5 allows you to reserve 6 weeks of use per year. All taxes, utilities, and departing housekeeping are included in annual dues. This fully furnished townhome is well maintained and conveniently located near the Spring Mountain Ranch Clubhouse, where you'll find amenities including a pool, hot tub, gym, steam room, and tennis courts. The property is also adjacent to the McCall Golf Course and just minutes from downtown McCall. For more information on how Hearthstone works contact listing agent.

Key facts

• Hot tub
• Steam room
• Tennis courts

Tags

• HEARTHSTONE COMMUNITY
• POOL
• HOT TUB
• GYM
• STEAM ROOM
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (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: schools A, 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.
• Market conditions: 519 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 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: 2.26% ✓
• Cap rate: 19.41%
• Cash-on-cash: 46.86%
• DSCR: 3.08
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $894,305
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1389 Hearthstone Ct Unit 17-H	0.07mi	3/3.0	2,000 (+4%)	6mo	$68,500	$34	85
133 Brundage View Ct	0.44mi	3/3.0	1,998 (+4%)	1mo	$875,000	$438	72
910 Camas Pl	0.22mi	2/2.5 (-1)	1,812 (-5%)	4mo	$909,000	$502	70
1034 Fireweed	0.25mi	3/3.0	1,706 (-11%)	2mo	$850,000	$498	68
1013 Penstemen Pl	0.20mi	3/3.0	1,714 (-10%)	7mo	$1,095,000	$639	67
917 Camas	0.17mi	4/3.0 (+1)	2,167 (+13%)	1mo	$989,000	$456	65
1414 Dawson	0.60mi	3/3.0	1,818 (-5%)	0mo	$849,900	$467	63
1409 Dragonfly Loop	0.63mi	3/2.0	1,855 (-3%)	3mo	$759,000	$409	58
1685 Ginney Way	0.66mi	3/2.0	1,952 (+2%)	7mo	$884,900	$453	56
1115 Mo's Way	0.70mi	4/3.0 (+1)	1,923 (+0%)	8mo	$999,995	$520	55
1484 Dragonfly Loop	0.74mi	3/2.5	2,082 (+9%)	6mo	$749,900	$360	44
1085 Graham Dr	0.71mi	3/2.0	1,690 (-12%)	8mo	$825,000	$488	36

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: 44.2%
• Equity multiple: 2.91×
• Total profit: $32,024
• Equity at exit: $8,931

10-year hold

• IRR: 50.2%
• Equity multiple: 5.87×
• Total profit: $81,677
• Equity at exit: $5,179

Cash invested: $16,772 (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: 519
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,353 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $655

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 47%

Sensitivity live

Price	-10% $696	-5% $676	+0% $655	+5% $634	+10% $613
Rent	-10% $548	-5% $601	+0% $655	+5% $708	+10% $762
Rate	-1.0pp $685	-0.5pp $670	base $655	+0.5pp $639	+1.0pp $624

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-09-10
   soldstatus Sold 863-char remark

   Show marketing remark (863 chars)

   Spend Christmas in McCall! Secure your 1/8th fractional ownership in time to enjoy these already- reserved dates for 2025: Oct 16-23, Oct 30-Nov 6, Nov 6-13, Nov 27- Dec 4, and Dec 19-26. Enjoy effortless living in beautiful McCall, Idaho with this well-appointed 3-bedroom, 3-bathroom townhouse in the Hearthstone community. This fractional ownership in Residence 5 allows you to reserve 6 weeks of use per year. All taxes, utilities, and departing housekeeping are included in annual dues. This fully furnished townhome is well maintained and conveniently located near the Spring Mountain Ranch Clubhouse, where you'll find amenities including a pool, hot tub, gym, steam room, and tennis courts. The property is also adjacent to the McCall Golf Course and just minutes from downtown McCall. For more information on how Hearthstone works contact listing agent.

2. 2025-08-15
   status Pending
3. 2025-08-14
   status Pending 863-char remark

   Show marketing remark (863 chars)

   Spend Christmas in McCall! Secure your 1/8th fractional ownership in time to enjoy these already- reserved dates for 2025: Oct 16-23, Oct 30-Nov 6, Nov 6-13, Nov 27- Dec 4, and Dec 19-26. Enjoy effortless living in beautiful McCall, Idaho with this well-appointed 3-bedroom, 3-bathroom townhouse in the Hearthstone community. This fractional ownership in Residence 5 allows you to reserve 6 weeks of use per year. All taxes, utilities, and departing housekeeping are included in annual dues. This fully furnished townhome is well maintained and conveniently located near the Spring Mountain Ranch Clubhouse, where you'll find amenities including a pool, hot tub, gym, steam room, and tennis courts. The property is also adjacent to the McCall Golf Course and just minutes from downtown McCall. For more information on how Hearthstone works contact listing agent.

4. 2025-08-11
   price $59,900 863-char remark

   Show marketing remark (863 chars)

   Spend Christmas in McCall! Secure your 1/8th fractional ownership in time to enjoy these already- reserved dates for 2025: Oct 16-23, Oct 30-Nov 6, Nov 6-13, Nov 27- Dec 4, and Dec 19-26. Enjoy effortless living in beautiful McCall, Idaho with this well-appointed 3-bedroom, 3-bathroom townhouse in the Hearthstone community. This fractional ownership in Residence 5 allows you to reserve 6 weeks of use per year. All taxes, utilities, and departing housekeeping are included in annual dues. This fully furnished townhome is well maintained and conveniently located near the Spring Mountain Ranch Clubhouse, where you'll find amenities including a pool, hot tub, gym, steam room, and tennis courts. The property is also adjacent to the McCall Golf Course and just minutes from downtown McCall. For more information on how Hearthstone works contact listing agent.

5. 2025-08-11
   price $59,900

   Show marketing remark (863 chars)

   Spend Christmas in McCall! Secure your 1/8th fractional ownership in time to enjoy these already- reserved dates for 2025: Oct 16-23, Oct 30-Nov 6, Nov 6-13, Nov 27- Dec 4, and Dec 19-26. Enjoy effortless living in beautiful McCall, Idaho with this well-appointed 3-bedroom, 3-bathroom townhouse in the Hearthstone community. This fractional ownership in Residence 5 allows you to reserve 6 weeks of use per year. All taxes, utilities, and departing housekeeping are included in annual dues. This fully furnished townhome is well maintained and conveniently located near the Spring Mountain Ranch Clubhouse, where you'll find amenities including a pool, hot tub, gym, steam room, and tennis courts. The property is also adjacent to the McCall Golf Course and just minutes from downtown McCall. For more information on how Hearthstone works contact listing agent.

6. 2025-07-14
   price $63,000 863-char remark

   Show marketing remark (863 chars)

   Spend Christmas in McCall! Secure your 1/8th fractional ownership in time to enjoy these already- reserved dates for 2025: Oct 16-23, Oct 30-Nov 6, Nov 6-13, Nov 27- Dec 4, and Dec 19-26. Enjoy effortless living in beautiful McCall, Idaho with this well-appointed 3-bedroom, 3-bathroom townhouse in the Hearthstone community. This fractional ownership in Residence 5 allows you to reserve 6 weeks of use per year. All taxes, utilities, and departing housekeeping are included in annual dues. This fully furnished townhome is well maintained and conveniently located near the Spring Mountain Ranch Clubhouse, where you'll find amenities including a pool, hot tub, gym, steam room, and tennis courts. The property is also adjacent to the McCall Golf Course and just minutes from downtown McCall. For more information on how Hearthstone works contact listing agent.

7. 2025-07-14
   price $63,000

   Show marketing remark (863 chars)

   Spend Christmas in McCall! Secure your 1/8th fractional ownership in time to enjoy these already- reserved dates for 2025: Oct 16-23, Oct 30-Nov 6, Nov 6-13, Nov 27- Dec 4, and Dec 19-26. Enjoy effortless living in beautiful McCall, Idaho with this well-appointed 3-bedroom, 3-bathroom townhouse in the Hearthstone community. This fractional ownership in Residence 5 allows you to reserve 6 weeks of use per year. All taxes, utilities, and departing housekeeping are included in annual dues. This fully furnished townhome is well maintained and conveniently located near the Spring Mountain Ranch Clubhouse, where you'll find amenities including a pool, hot tub, gym, steam room, and tennis courts. The property is also adjacent to the McCall Golf Course and just minutes from downtown McCall. For more information on how Hearthstone works contact listing agent.

8. 2025-05-01
   listed $67,000 Active
9. 2025-04-30
   listed $67,000 Active 863-char remark

   Show marketing remark (863 chars)

   Spend Christmas in McCall! Secure your 1/8th fractional ownership in time to enjoy these already- reserved dates for 2025: Oct 16-23, Oct 30-Nov 6, Nov 6-13, Nov 27- Dec 4, and Dec 19-26. Enjoy effortless living in beautiful McCall, Idaho with this well-appointed 3-bedroom, 3-bathroom townhouse in the Hearthstone community. This fractional ownership in Residence 5 allows you to reserve 6 weeks of use per year. All taxes, utilities, and departing housekeeping are included in annual dues. This fully furnished townhome is well maintained and conveniently located near the Spring Mountain Ranch Clubhouse, where you'll find amenities including a pool, hot tub, gym, steam room, and tennis courts. The property is also adjacent to the McCall Golf Course and just minutes from downtown McCall. For more information on how Hearthstone works contact listing agent.

ⓘ 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 7 d/yr ≥87°F today · 15 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: $16,236
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$1,743
• Taxable income: $7,342
• Est. tax owed @ 24.0%: −$1,762
• After-tax cash flow: $6,097/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

-10.6% since first listed

9 events — show timeline

• 2025-09-10 Sold (MLS) — IMLS
• 2025-08-15 Pending — MCAOR
• 2025-08-14 Pending — IMLS
• 2025-08-11 Price Changed $59,900 IMLS
• 2025-08-11 Price Changed $59,900 MCAOR
• 2025-07-14 Price Changed $63,000 IMLS
• 2025-07-14 Price Changed $63,000 MCAOR
• 2025-05-01 Listed $67,000 MCAOR
• 2025-04-30 Listed $67,000 IMLS