104 Primrose Ln · Hollister, MO 65616

$264,900

4 bd · 1.0 ba · 1,978 sqft · Other public records · 123 Days on market

Built 1995 0.43 ac lot $134/sqft · 30% below area Est $377k · 30% under · waterfront $16/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

Key facts

• Large yard
• Corner lot
• 0.43 acre lot

Tags

• CORNER LOT
• LARGE YARD
• MINUTES FROM BRANSON LANDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $-9 ($-106/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (24.0% below list).
• Recommended offer: $201k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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-.
• Branson R-IV (rural): math 48% / reading 52% proficiency, ranked #44 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cedar Ridge Elementary (math 52% / reading 47%, grade D, #284 of 1,115 statewide, top 30%, 503 students, 65% FRL); Branson Jr. High (math 48% / reading 49%, grade C-, #81 of 391 statewide, top 21%, 724 students, 51% FRL); Branson High (math 42% / reading 56%, grade D, #145 of 521 statewide, top 28%, 1,423 students, 46% FRL).
• Market conditions: Rents rising (+2.9%/yr); 1061 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 123 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $201,385 (24.0% 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 123 days. Have you received any prior offers? Is the seller open to a 24% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 0.76% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (median comp): $377,000
• List price: $264,900
• Delta: -29.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-43,804
• Equity at exit: $39,497

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-40,153
• Equity at exit: $22,904

Cash invested: $74,172 (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 65616

• Home prices YoY: -24.3%
• Rents YoY: 2.9%
• Active inventory: 1061
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$84 /mo · $1,011/yr
• Insurance: −$110
• HOA: −$16
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-9

Break-even live

Break-even rent $2,025

Max offer price $263,333

Occupancy floor 95%

Sensitivity live

Price	-10% $141	-5% $66	+0% $-9	+5% $-84	+10% $-159
Rent	-10% $-168	-5% $-88	+0% $-9	+5% $71	+10% $150
Rate	-1.0pp $125	-0.5pp $59	base $-9	+0.5pp $-78	+1.0pp $-147

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Christian Way Branson, MO	3.0	2.5	1800	$2,200	$1.22	45d	1	0.35mi
118 Sunrise Cv Branson, MO	3.0	2.5	1536	$1,850	$1.20	45d	1	0.36mi
158 Sunrise Cv Branson, MO	3.0	2.5	1536	$1,695	$1.10	45d	1	0.38mi
160 Sunrise Cv Branson, MO	3.0	2.5	1536	$1,735	$1.13	45d	1	0.41mi
230 Prairie Dr Branson, MO	3.0	2.0	1694	$1,895	$1.12	45d	1	0.50mi

HOA detail

• Monthly dues: $16 · $192/yr

Listing history 22 events

1. 2026-05-12
   status Pending 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

2. 2026-05-05
   price $264,900 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

3. 2026-04-16
   price $269,900 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

4. 2026-04-10
   price $274,900 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

5. 2026-03-19
   price $278,500 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

6. 2026-03-05
   price $287,000 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

7. 2026-02-20
   price $289,900 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

8. 2026-02-10
   price $292,500 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

9. 2026-01-21
   price $299,900 656-char remark

   Show marketing remark (656 chars)

   This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

10. 2026-01-08
    listed $314,900 Active 656-char remark

    Show marketing remark (656 chars)

    This inviting 4-bedroom, 21/2-bath home sits on a great corner lot with nearly half an acre of space in a popular, well-loved neighborhood. With a comfortable layout that's perfect for everyday living and entertaining, there's plenty of room to spread out both inside and out. The large yard offers tons of potential for outdoor fun, pets, or future upgrades, all while being part of a community people love to call home. This home sits just minutes away from the Branson Landing where you can meet up with friends for a little shopping or take your four-legged buddy for a walk along the lake front. Come see how this house checks the boxes on your list!

11. 2021-07-16
    soldstatus
12. 2021-07-15
    soldstatus 447-char remark

    Show marketing remark (447 chars)

    4BR, 2.5BA with 2 living areas in almost 2300 sq ft. in well established neighborhood. Convenient kitchen with good cabinet & prep space. All kitchen appliances included. New roof in 2015 & new HVAC in 2016. 2 car garage plus great yard for kiddos & pets. Large back deck and covered front porch. Convenient location just minutes from Branson Landing and Lake Taneycomo. Close to all area amenities and services. Branson Schools.

13. 2021-04-15
    listed $212,500 447-char remark

    Show marketing remark (447 chars)

    4BR, 2.5BA with 2 living areas in almost 2300 sq ft. in well established neighborhood. Convenient kitchen with good cabinet & prep space. All kitchen appliances included. New roof in 2015 & new HVAC in 2016. 2 car garage plus great yard for kiddos & pets. Large back deck and covered front porch. Convenient location just minutes from Branson Landing and Lake Taneycomo. Close to all area amenities and services. Branson Schools.

14. 2019-10-21
    soldstatus
15. 2019-08-29
    listed $163,400
16. 2015-07-15
    soldstatus
17. 2015-04-02
    listed $91,500
18. 2009-05-01
    soldstatus
19. 2006-03-16
    soldstatus
20. 2006-03-16
    soldstatus
21. 2005-10-20
    soldstatus
22. 1995-05-19
    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: $1,011 · $84/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$1,558/yr (+$130/mo · 154.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $24,166
• − Mortgage interest: −$14,839
• − Property taxes: −$1,011
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$192
• − Depreciation: −$7,706
• Taxable loss: −$4,773
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $1,039/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: Branson R-IV
• NCES district ID: 2905760
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $41,473
• Composite: 41.96/100
• National rank: #3347
• State rank: #44 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

• County: Taney County · 28,460 people
• Metro: Branson, MO
• Population (ZIP): 28,460
• Household income: $60,489
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1065.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 10% Hispanic / Latino 10% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -64.45%
• Current HPI: 200.8392
• Rent YoY: ▲ 2.90%
• Metro: Branson, MO
• 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

+189.5% since first listed

22 events — show timeline

• 2026-05-12 Pending — SOMO
• 2026-05-05 Price Changed $264,900 SOMO
• 2026-04-16 Price Changed $269,900 SOMO
• 2026-04-10 Price Changed $274,900 SOMO
• 2026-03-19 Price Changed $278,500 SOMO
• 2026-03-05 Price Changed $287,000 SOMO
• 2026-02-20 Price Changed $289,900 SOMO
• 2026-02-10 Price Changed $292,500 SOMO
• 2026-01-21 Price Changed $299,900 SOMO
• 2026-01-08 Listed $314,900 SOMO
• 2021-07-16 Sold (Public Records) — Public Records
• 2021-07-15 Sold (MLS) — SOMO
• 2021-04-15 Listed $212,500 SOMO
• 2019-10-21 Sold (MLS) — SOMO
• 2019-08-29 Listed $163,400 SOMO
• 2015-07-15 Sold (MLS) — SOMO
• 2015-04-02 Listed $91,500 SOMO
• 2009-05-01 Sold (Public Records) — Public Records
• 2006-03-16 Sold (Public Records) — Public Records
• 2006-03-16 Sold (Public Records) — Public Records
• 2005-10-20 Sold (Public Records) — Public Records
• 1995-05-19 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,011 · -7.3% YoY. Source: county tax records.