SOUTH MEADOW

OFFERING MEMORANDUM

Duffner Creek

±270 Acres with North Fork Payette River and West Mountain Frontage

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3324 W MOUNTAIN RD — MCCALL, ID

JOHN STARR208 472 2836john.starr@colliers.com

JIMMY ROUMANIS208 472 2840jimmy.roumanis@colliers.com

Call for O

ffers

Due A

pril 3

0, 2019

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DUFFNER CREEK SOUTH MEADOWTransaction Guidelines

Purchase Terms / Disclaimers1. The form Purchase Agreement will be provided in the call-for-offers website.

2. In order to submit an offer, each buyer will need to submit the form Purchase Agreement in Word to Colliers by 3:00 PM Tuesday, April 30, 2019; such Purchase Agreement shall be revised to reflect purchase price, earnest money amount, due diligence period, and other terms; all revisions made to the form Purchase Agreement shall be shown via redline. Additional instructions on call-for-offers website.

3. It is imperative all prospective buyers understand that this sale is an “as is-where is” sale. There will be no seller representations or warranties or seller party liability. These terms are non-negotiable. As such, seller parties must select the highest and best offer made. The seller reserves the right, at its sole discretion, to reject any and all offers to acquire the Property and/or to terminate discussions with any prospective purchasers, at any time, with or without notice.

4. Written evidence of each buyer’s financial and legal ability to consummate the transaction shall be included with the marked up Purchase Agreement as well as a buyer profile/bio. If a financing contingency is included, all details (including contact information) regarding the source of equity/debt necessary for the purchase must be included.

5. Colliers will make available specific inspection times. All prospective buyers shall coordinate site inspections with Colliers.

Callfor

Offers

DueApril30th3PM

Photos in this document may not be the actual subject site but are representative of site and are actual locations within a 3-4 mile radius of subject site.

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DUFFNER CREEK SOUTH MEADOWProperty Overview

ProfileProperty Name: Duffner Creek South Meadow

Address: 3324 West Mountain Road

Municipality: McCall, Valley County, Idaho

Land Size: ±270.04 Acres

Parcel: RP17N02E120762

Zoning: Mixed Use, Residential/Agriculture

Utilities: Power, Phone

Water Rights: TBD

Improvements: Small pond, fences, access roads

Water Access: Year-round and one small stock pond

Asking Price: $549,000

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DUFFNER CREEK SOUTH MEADOWLocation & Transportation

Location » Directly north of 3324 West Mountain Road, Valley County, Idaho

» 7.5 Miles to McCall Municipal Airport

» 15 Miles to Brundage Mountain Ski Area

» 13.9 Miles to Tamarack Resort

» 8.5 Miles to Mile High Marina on Payette Lake

» Steps to North Fork Payette River

To Cascade, Donnelly and Tamarack Resort

Highway 55 to New Meadows and Brundage Mountain Resort

SITE

Transportation » From State Highway 55 in McCall, Idaho, proceed west on

Deinhard to West Mountiain Road. Turn south on West Mountain Road and proceed 5.8 miles to ranch headquarters on east side of road, just south of Blackhawk Lake turning. Same instructions for getting there from McCall Airport.

» From State Highway 55 in Donnelly, Idaho, proceed north on State Highway 55 approximately 4 miles and turn west on Smylie Lane just north of the Lake Fork crossing. Proceed to West Mountain Road and proceed north approximately 3 miles to ranch headquarters on east side of road.

» From the Boise Airport. Proceed west on Interstate 84 to Eagle Road/SH 55 exit, Exit 46. Proceed north, following SH 55 directions to Cascade, Donnelly and McCall. About 2 hours travel time after leaving interstate.

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DUFFNER CREEK SOUTH MEADOWRecreation & Climate

Recreation » HIKING Nearby public lands trails and on the property.

» BOATING Payette Lake – Sailing, powerboating, other still water activities. North Fork Payette River – Class I and II through and near the property. Suitable for kayak, canoe, stand up paddle board and other small stream activities.

» SNOWMOBILING Nearby public lands trails and on the property.

» SKIING / XC Nearby public lands trails and on the property. Downhill – Brundage Mountain, Little Ski Hill, Tamarack Resort.

Hunting & Fishing » HUNTING Big Game Unit 24. See https://idfg.idaho.gov

» FISHING North Fork Payette River. See https://idfg.idaho.gov

Climate » Plant Hardiness Zone: 4b, low temps -25 to -20 F.

» Average Annual Precipitation: 20” to 30”

Farm & Ranch » AGRICULTURE None currently. Irrigation available and deliverable.

» LIVESTOCK Currently leased as summer pasture for cattle.

» FENCING Fencing includes calving/remuda pasture close in, fencing along the road and south boundary.

» LIVE WATER Duffner Creek, North Fork Payette River, Water Rights TBD

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DUFFNER CREEK SOUTH MEADOWAbout McCall, Idaho

Located two hours north of Boise, McCall is a vibrant resort town nestled between forested mountains and the shores of Payette Lake. During Winter Carnival, craftsmen come from far and wide to showcase stunning snow sculptures and skiers and boarders ply the slopes at Brundage Mountain Resort. In the summer, McCall buzzes with activity as visitors enjoy the water sports, hiking, biking, dining, and the sunshine McCall is known for.

Arts & Culture

Local artisans pull inspiration from the natural splendor of Idaho and channel it into amazing pieces of art featured at multiple local galleries. The Alpine Playhouse brings the thrill of the stage to life with productions throughout the year and also plays host to the Seven Devil’s Playwright Conference annually.

Music & Nightlife

The soundtrack of our community is enhanced by musical performances ranging from classical to country. Whether it is at one of our annual music festivals or the weekly live music performed around town, McCall’s diverse music scene may just surprise you.

Wellness

There is a freshness to mountain living that soothes the soul and McCall has lots of ways to partake. Treat yourself to a spa day, work up a sweat at the gym or hit the trails for an outdoor run. Cap it all off with a soak in any one of our natural geothermal hot springs rich with minerals.

Dining

Whether you’ve been mountain biking up the backside of Brundage or simply doing nothing-sweet-nothing, you’ve got to eat! Luckily, McCall has restaurants to satisfy almost every craving or palate. From quick and tasty take-out to casual fine dining and everything in between, there is something for everyone here in the Heartland.

Activity

» 5 impressive regional golf courses

» 20,000 acres of snow for skiing or boarding and ≥300 inches of snow each winter

» Class I-V rafting/kayaking

» ≥300 alpine lakes

» 500 miles of public hiking/biking trails

https://www.mccall. id.us/ | https://mccallchamber.org/ | http://discovermccall.com/

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DUFFNER CREEK SOUTH MEADOWArea Overview

IDAHO TAX OVERVIEWSales and Use Tax in Idaho is 6%. This would apply to items purchased or consumed in Idaho. Exemptions are available for equipment and raw materials used directly in manufacturing, processing, or fabrication; clean rooms used in semiconductor and semiconductor equipment manufacturing; and any equipment or material used in research and development activities.

We do not tax services including telecommunication services, and utilities such as water, gas, electricity, or natural gas. In our region we do not have any local option sales tax.

Property Tax personal (machinery/equipment) and real (land/buildings) – based on market value. 2018 Rates: Ada County Average Range: 1.1% - 1.8% Bannock County Average Range: 0.8 - 1.2% Canyon County Average Range: 1.5% - 2.5% Elmore County Average Range: 1.8% Twin Falls County Average Range: 0.82%

Idaho does not have an inventory tax.

Corporate Income Tax – Computed at 7.4% of the Idaho taxable income of a corporation. Corporations that are taxable in Idaho and another state or country or are part of a unitary group of corporations, use a 3 factor formula to ascertain how much of the business is conducted in Idaho. The apportionment formula is made up of a property factor, a payroll factor, and a sales factor. These three factors, with the sales factor being double weighted for all taxpayers except for electrical and telephone companies, are totaled and divided by 4 to compute the Idaho apportionment factor. The Idaho apportionment factor is then applied to the business income of the corporation to compute income assigned to Idaho. Non-business income allocable to Idaho is added to the income apportioned to Idaho to arrive at Idaho taxable income.

SALES & USE TAX6%

CORPORATE INCOME TAX7% MINIMUM

WAGE$7.25/hr

STATE UNEMPLOYMENT INSURANCE RATE1.91%

UNION MEMBERSHIP(NAT’L AVG: 11.9%)7.1%

PERSONAL INCOME TAX RATE RANGE Rate range on a bracketed system based on income levels

1.6%-7.8%#2 BEST STATE Property tax rate (2013 Tax Foundation Study)

PROPERTY EXEMPTIONFirst $100,000 of personal property is exempt from taxation

right to workIDAHO IS A

STATE

Col l iers Internat ional Idaho | 755 West Front Street , Sui te 300 Boise , Idaho 83702 | www.col l iers .com/idaho | 208 345 9000

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arising out of this document and excludes all liability for loss and damages arising there from. This publication is the copyrighted property of Colliers International and/or its licensor(s). ©2019. All rights reserved

SOUTH MEADOWDuffner Creek

3324 W MOUNTAIN RD — MCCALL, ID

JOHN STARR208 472 2836

john.starr@colliers.com

JIMMY ROUMANIS208 472 2840

jimmy.roumanis@colliers.com