157 N Tuscany Dr · Hollister, MO 65672

$349,900

4 bd · 1.0 ba · 1,815 sqft · MultiFamily public records · 96 Days on market

Built 2006 2,614 sqft lot $193/sqft · at area comps Est $367k · at est. $213/mo HOA · 7% of rent

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +9.6/15.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

World Class Golfing! Located at The Villas Fieldstone at Branson Creek this Beautiful Upgraded Mediterranean 3 bedroom + townhouse with beautiful lake & fountain view off your living room & deck! Lots of amenities include a Clubhouse, outdoor pool, fitness center, walking trails, lawn and landscaping is covered by the HOA. Buffalo Ridge is home of Payne's Valley designed by Tiger Woods! 4th bedroom is in the loft area. Property is equipped w/ Fire Suppression System. Upgrades include: WindowsFlooring Water HeaterAppliancesWater Softener

Key facts

• Outdoor pool
• Fountain view
• Fitness center

Tags

• LAKE VIEW
• FOUNTAIN VIEW
• OUTDOOR POOL
• FITNESS CENTER
• WALKING TRAILS
• FIRE SUPPRESSION SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $-29 ($-343/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (15.7% below list).
• Recommended offer: $295k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% in Hollister — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#109 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Hollister R-V (town): math 40% / reading 49% proficiency, ranked #108 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hollister Elem. (math 43% / reading 50%, grade D-, #397 of 1,115 statewide, top 36%, 406 students, 66% FRL); Hollister Middle (math 35% / reading 44%, grade F, #189 of 391 statewide, top 51%, 291 students, 67% FRL); Hollister High (math 42% / reading 57%, grade D, #124 of 521 statewide, top 28%, 447 students, 54% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 281 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 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 flood risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,000 (15.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (median comp): $366,653
• List price: $349,900
• Delta: -4.57%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 N Tuscany Dr	0.04mi	3/2.0 (-1)	1,895 (+4%)	1mo	$335,000	$177	81
105 N Tuscany Dr	0.14mi	3/2.5 (-1)	1,888 (+4%)	9mo	$359,900	$191	68
137 N Tuscany Dr	0.05mi	3/2.5 (-1)	1,610 (-11%)	1mo	$319,900	$199	67
180 Fieldstone Dr	0.13mi	3/2.5 (-1)	1,888 (+4%)	14mo	$349,900	$185	65

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-58,511
• Equity at exit: $52,171

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-53,260
• Equity at exit: $30,253

Cash invested: $97,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65672

• Home prices YoY: -12.6%
• Active inventory: 281
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$146
• HOA: −$213
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-29

Break-even live

Break-even rent $2,986

Max offer price $344,852

Occupancy floor 96%

Sensitivity live

Price	-10% $169	-5% $70	+0% $-29	+5% $-128	+10% $-227
Rent	-10% $-262	-5% $-145	+0% $-29	+5% $88	+10% $204
Rate	-1.0pp $148	-0.5pp $60	base $-29	+0.5pp $-119	+1.0pp $-211

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Stoney Pointe Dr Hollister, MO	3.0	2.5	2100	$2,950	$1.40	46d	1	0.16mi

HOA detail

• Monthly dues: $213 · $2,556/yr
• Likely covers: waterlandscapingpoolgym

Listing history 25 events

1. 2026-06-22
   days on market $349,900 Active 96 DOM
2. 2026-06-21
   days on market $349,900 Active 95 DOM
3. 2026-06-19
   days on market $349,900 Active 93 DOM
4. 2026-06-18
   days on market $349,900 Active 92 DOM
5. 2026-06-17
   days on market $349,900 Active 91 DOM
6. 2026-06-16
   days on market $349,900 Active 90 DOM
7. 2026-06-15
   days on market $349,900 Active 89 DOM
8. 2026-06-14
   days on market $349,900 Active 87 DOM
9. 2026-06-12
   days on market $349,900 Active 86 DOM
10. 2026-06-09
    days on market $349,900 Active 83 DOM
11. 2026-06-08
    days on market $349,900 Active 82 DOM
12. 2026-06-07
    days on market $349,900 Active 81 DOM
13. 2026-06-05
    days on market $349,900 Active 78 DOM
14. 2026-06-03
    days on market $349,900 Active 77 DOM
15. 2026-06-02
    days on market $349,900 Active 76 DOM
16. 2026-06-01
    days on market $349,900 Active 75 DOM
17. 2026-05-31
    days on market $349,900 Active 74 DOM
18. 2026-05-30
    days on market $349,900 Active 73 DOM
19. 2026-05-08
    price $349,900 555-char remark

    Show marketing remark (555 chars)

    World Class Golfing! Located at The Villas Fieldstone at Branson Creek this Beautiful Upgraded Mediterranean 3 bedroom + townhouse with beautiful lake & fountain view off your living room & deck! Lots of amenities include a Clubhouse, outdoor pool, fitness center, walking trails, lawn and landscaping is covered by the HOA. Buffalo Ridge is home of Payne's Valley designed by Tiger Woods! 4th bedroom is in the loft area. Property is equipped w/ Fire Suppression System. Upgrades include: WindowsFlooring Water HeaterAppliancesWater Softener

20. 2026-03-18
    listed $364,900 Active 555-char remark

    Show marketing remark (555 chars)

    World Class Golfing! Located at The Villas Fieldstone at Branson Creek this Beautiful Upgraded Mediterranean 3 bedroom + townhouse with beautiful lake & fountain view off your living room & deck! Lots of amenities include a Clubhouse, outdoor pool, fitness center, walking trails, lawn and landscaping is covered by the HOA. Buffalo Ridge is home of Payne's Valley designed by Tiger Woods! 4th bedroom is in the loft area. Property is equipped w/ Fire Suppression System. Upgrades include: WindowsFlooring Water HeaterAppliancesWater Softener

21. 2021-11-17
    soldstatus
22. 2016-08-25
    soldstatus 298-char remark

    Show marketing remark (298 chars)

    Gorgeous 3 bedroom 2.5 bath Villa at Branson Creek. Outstanding views of the natural creek flowing into the large pond directly behind home. Its been professionally decorated to show off its functional layout and accessibility. Villa is in near perfect condition with the only thing missing is you!

23. 2016-08-25
    soldstatus

    Show marketing remark (298 chars)

    Gorgeous 3 bedroom 2.5 bath Villa at Branson Creek. Outstanding views of the natural creek flowing into the large pond directly behind home. Its been professionally decorated to show off its functional layout and accessibility. Villa is in near perfect condition with the only thing missing is you!

24. 2015-02-25
    listed $189,000 298-char remark

    Show marketing remark (298 chars)

    Gorgeous 3 bedroom 2.5 bath Villa at Branson Creek. Outstanding views of the natural creek flowing into the large pond directly behind home. Its been professionally decorated to show off its functional layout and accessibility. Villa is in near perfect condition with the only thing missing is you!

25. 2006-10-16
    soldstatus

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

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,984 · $165/mo
• Projected year-2 tax: $3,394 · $283/mo
• Expected delta: +$1,410/yr (+$117/mo · 71.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$19,600
• − Property taxes: −$1,984
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$2,556
• − Depreciation: −$10,179
• Taxable loss: −$6,333
• Est. tax savings @ 24.0%: +$1,520
• After-tax cash flow: $1,177/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: Hollister R-V
• NCES district ID: 2914550
• Math proficiency: 40% ▲ 7.00%
• Reading proficiency: 49% ▲ 5.00%
• Median HH income: $38,213
• Composite: 37.07/100
• National rank: #4505
• State rank: #108 of 324 in MO

Livability — Hollister

• Score: 71/100
• State rank: #109
• US rank: #7035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,512

Population outlook (Taney County) Hauer SSP2

• Today (2025): 59,017 people
• By 2030: 61,235 · +3.8%
• By 2040: 65,225 · +10.5%
• By 2050: 68,842 · +16.6%
• By 2075: 77,705 · +31.7%
• By 2100: 82,002 · +38.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Portuguese 4% Slovak 3% Iranian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Taney

• 2024 margin: Solid R (+59.3) · D 19.9% · R 79.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -37.2pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+57.7 2016: R+59.3 2012: R+47.4 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.71%
• Current HPI: 200.061
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+85.1% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $349,900 SOMO
• 2026-03-18 Listed $364,900 SOMO
• 2021-11-17 Sold (Public Records) — Public Records
• 2016-08-25 Sold (Public Records) — Public Records
• 2016-08-25 Sold (MLS) — SOMO
• 2015-02-25 Listed $189,000 SOMO
• 2006-10-16 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,984 · +7.1% YoY. Source: county tax records.