2201 Hollis Dr · Moline Acres, MO 63136

$97,500

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 104 Days on market

Built 1954 7,548 sqft lot $70/sqft · 12% below area Est $110k · 12% under

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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 +29.5/30.0
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +6.9/10.0
• Rent growth +3.7/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Schools +0.4/10.0

Listing remarks MLS

Wonderful home featuring a classic combination of brick and siding exterior with a covered front entry and spacious yard. Inside, hardwood floors run throughout much of the main level, complemented by neutral wall tones and abundant natural light from large windows. The kitchen offers white cabinetry, ample counter space, and black appliances, opening to a dining area for easy entertaining. Bedrooms include generous closet storage with built-in shelving. The full bath features a tiled tub surround and updated vanity. A full basement provides additional living, storage, or hobby space with exposed beams and utility area.

Key facts

• Spacious yard
• Ample counter space
• Covered front entry

Tags

• BRICK AND SIDING EXTERIOR
• COVERED FRONT ENTRY
• SPACIOUS YARD
• HARDWOOD FLOORS
• WHITE CABINETRY
• AMPLE COUNTER SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#480 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, employment D, schools F.
• Riverview Gardens (suburban): math 2% / reading 9% proficiency, ranked #324 of 324 in MO (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.0%/yr); 372 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent runs 39% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($674 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $17k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,725 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

• ARV (median comp): $110,394
• List price: $97,500
• Delta: -11.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9952 Noble Ln	0.35mi	3/2.0	1,503 (+8%)	2mo	$74,900	$50	69
9712 Cambria Dr	0.47mi	3/1.5	1,344 (-3%)	8mo	$139,900	$104	64
9732 Cambria Dr	0.46mi	4/1.0 (+1)	1,434 (+3%)	2mo	$114,900	$80	63
2410 Netherwood Dr	0.66mi	3/2.0	1,320 (-5%)	1mo	$85,100	$64	60
10208 Monarch Dr	0.66mi	3/2.5	1,382 (-1%)	8mo	$154,900	$112	59
9815 Portage Dr	0.31mi	4/2.0 (+1)	1,252 (-10%)	7mo	$155,000	$124	58
9737 Wendell Dr	0.29mi	3/1.0	1,183 (-15%)	4mo	$60,000	$51	54
2568 Dorwood Dr	0.70mi	2/1.0 (-1)	1,336 (-4%)	4mo	$105,000	$79	49
2052 Sun Valley Dr	0.61mi	3/2.0	1,576 (+13%)	3mo	$125,000	$79	47
1331 Norchester Dr	0.71mi	3/2.0	1,240 (-11%)	2mo	$209,900	$169	47
9539 Marveline Dr	0.62mi	3/1.5	1,544 (+11%)	7mo	$150,000	$97	45
10217 Viscount Dr	0.72mi	3/2.0	1,205 (-13%)	2mo	$149,000	$124	43

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

Projected returns pro-forma

3.79% appreciation · 4.97% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.49×
• Total profit: $40,781
• Equity at exit: $48,242

10-year hold

• IRR: 26.1%
• Equity multiple: 5.16×
• Total profit: $113,555
• Equity at exit: $77,967

Cash invested: $27,300 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 372
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$511
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $348

Break-even live

Break-even rent $900

Max offer price $97,500

Occupancy floor 69%

Sensitivity live

Price	-10% $403	-5% $375	+0% $348	+5% $320	+10% $293
Rent	-10% $242	-5% $295	+0% $348	+5% $401	+10% $454
Rate	-1.0pp $397	-0.5pp $373	base $348	+0.5pp $322	+1.0pp $297

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9744 Lanier Dr Saint Louis, MO	3.0	1.0	1014	$1,345	$1.33	44d	1	0.18mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	24d	1	0.24mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	24d	1	0.31mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	8d	1	0.34mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	44d	1	0.34mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	24d	1	0.34mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	44d	1	0.54mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	44d	1	0.65mi
9908 Norbridge Ln Saint Louis, MO	2.0	2.0	1240	$1,650	$1.33	20d	1	0.66mi
10129 Cavalier Ct Saint Louis, MO	3.0	1.5	912	$1,250	$1.37	24d	1	0.76mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	15d	1	0.79mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	22d	1	0.80mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	44d	1	0.82mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	8d	1	0.83mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	24d	1	0.85mi
8883 Saint Cyr Dr Saint Louis, MO	2.0	1.0	1632	$1,200	$0.74	44d	1	0.95mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	22d	1	0.95mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	24d	1	0.97mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	24d	1	1.04mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	11d	1	1.05mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	8d	1	1.09mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	44d	1	1.09mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	44d	1	1.10mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	24d	1	1.10mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	15d	1	1.11mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	44d	1	1.11mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	24d	1	1.12mi
1733 Kappel Ave Saint Louis, MO	3.0	1.0	912	$1,250	$1.37	24d	1	1.13mi
1225 Newark Dr Saint Louis, MO	3.0	2.0	944	$1,400	$1.48	4d	1	1.13mi
9418 Pattonwood Dr Saint Louis, MO	2.0	2.0	982	$1,500	$1.53	24d	1	1.14mi
44 Jendale Ct Saint Louis, MO	2.0	2.0	1820	$1,350	$0.74	24d	1	1.21mi
13061 Lord Dr St. Louis, MO	2.0	1.0	900	$1,040	$1.16	22d	1	1.21mi
62 Capitol Hill Dr Saint Louis, MO	3.0	2.0	1239	$1,250	$1.01	44d	1	1.21mi
9725 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,485	$1.63	44d	1	1.23mi
9840 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.23mi
7 Lamar Dr Saint Louis, MO	3.0	1.0	894	$1,200	$1.34	18d	1	1.25mi
9839 Medford Dr Saint Louis, MO	3.0	1.0	912	$1,095	$1.20	44d	1	1.25mi
9750 Lorna Ln Saint Louis, MO	3.0	1.0	1032	$1,100	$1.07	44d	1	1.26mi
10557 Castle Dr Saint Louis, MO	3.0	2.0	1023	$1,300	$1.27	15d	1	1.27mi
1915 Green Valley Dr Saint Louis, MO	4.0	2.0	1740	$1,500	$0.86	4d	1	1.27mi

Listing history 19 events

1. 2026-06-19
   price $97,500 Active 104 DOM
2. 2026-06-18
   days on market $99,900 Active 104 DOM
3. 2026-06-17
   days on market $99,900 Active 103 DOM
4. 2026-06-16
   days on market $99,900 Active 102 DOM
5. 2026-06-15
   days on market $99,900 Active 101 DOM
6. 2026-06-13
   days on market $99,900 Active 99 DOM
7. 2026-06-13
   days on market $99,900 Active 98 DOM
8. 2026-06-09
   days on market $99,900 Active 95 DOM
9. 2026-06-08
   days on market $99,900 Active 94 DOM
10. 2026-06-07
    pricedays on market $99,900 Active 93 DOM
11. 2026-06-05
    days on market $109,900 Active 90 DOM
12. 2026-06-03
    days on market $109,900 Active 89 DOM
13. 2026-06-02
    days on market $109,900 Active 88 DOM
14. 2026-06-01
    days on market $109,900 Active 87 DOM
15. 2026-05-31
    days on market $109,900 Active 86 DOM
16. 2026-04-16
    price $109,900 627-char remark

    Show marketing remark (627 chars)

    Wonderful home featuring a classic combination of brick and siding exterior with a covered front entry and spacious yard. Inside, hardwood floors run throughout much of the main level, complemented by neutral wall tones and abundant natural light from large windows. The kitchen offers white cabinetry, ample counter space, and black appliances, opening to a dining area for easy entertaining. Bedrooms include generous closet storage with built-in shelving. The full bath features a tiled tub surround and updated vanity. A full basement provides additional living, storage, or hobby space with exposed beams and utility area.

17. 2026-03-06
    listed $114,900 Active 627-char remark

    Show marketing remark (627 chars)

    Wonderful home featuring a classic combination of brick and siding exterior with a covered front entry and spacious yard. Inside, hardwood floors run throughout much of the main level, complemented by neutral wall tones and abundant natural light from large windows. The kitchen offers white cabinetry, ample counter space, and black appliances, opening to a dining area for easy entertaining. Bedrooms include generous closet storage with built-in shelving. The full bath features a tiled tub surround and updated vanity. A full basement provides additional living, storage, or hobby space with exposed beams and utility area.

18. 2013-12-06
    soldstatus 378-char remark

    Show marketing remark (378 chars)

    3 bedroom 2 bathroom ranch style home with lots of living space. Large living room with wood floors, open breakfast room and kitchen area, main floor family room, 3 bedrooms, 1 bathroom, and office/den all on the main floor. Lower level has 2nd bathroom and partially finished recreation room area. Vinyl siding, thermal windows, extra parking pad! This one is worth seeing.

19. 2013-11-13
    listed $29,900 378-char remark

    Show marketing remark (378 chars)

    3 bedroom 2 bathroom ranch style home with lots of living space. Large living room with wood floors, open breakfast room and kitchen area, main floor family room, 3 bedrooms, 1 bathroom, and office/den all on the main floor. Lower level has 2nd bathroom and partially finished recreation room area. Vinyl siding, thermal windows, extra parking pad! This one is worth seeing.

ⓘ 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: $1,913 · $159/mo
• Projected year-2 tax: $1,913 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,087
• − Mortgage interest: −$5,462
• − Property taxes: −$1,913
• − Insurance: −$488
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,836
• Taxable income: $2,815
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,497/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: Riverview Gardens
• NCES district ID: 2926670
• Math proficiency: 2% ▼ -6.00%
• Reading proficiency: 9% ▼ -6.00%
• Median HH income: $32,759
• Composite: 4.22/100
• National rank: #10058
• State rank: #324 of 324 in MO

Livability — Moline Acres

• Score: 60/100
• State rank: #480
• US rank: #18899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moline Acres, MO
• County: Saint Louis County · 888,823 people
• Metro: St. Louis, MO-IL
• Population (ZIP): 40,929
• Household income: $41,154
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 3085.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (90%)
• Race & ethnicity: Black 90% White 5% Two or more races 3%
• Foreign-born: 1% · Canada

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.79%
• Current HPI: 420.28
• Rent YoY: ▲ 4.97%
• Metro: St. Louis, MO-IL
• 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

+267.6% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $109,900 MARIS as Distributed by MLS Grid
• 2026-03-06 Listed $114,900 MARIS as Distributed by MLS Grid
• 2013-12-06 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2013-11-13 Listed $29,900 MARIS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2022): $1,913 · +0.3% YoY. Source: county tax records.