129 N Tuscany Dr #129 · Hollister, MO 65672

$295,000

3 bd · 2.5 ba · 1,888 sqft · Condo · 35 Days on market

Built 2007 Good condition $250/mo HOA · 8% of rent ↓ 8% since listing

---

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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 129 North Tuscany--where comfort, style, and the natural beauty of the Ozarks come together in one exceptional townhome. Located in the sought-after Branson Creek community, this fully furnished, move-in-ready 3-bedroom, 2.5-bath home offers effortless living just minutes from world-class golf and outdoor adventure. The open-concept layout is filled with natural light, seamlessly connecting the living, dining, and kitchen areas--perfect for relaxing or entertaining. The main-level primary suite features a spacious walk-in closet, dual vanities, and peaceful views of the surrounding Ozark hills and wooded landscape. You'll find an additional bedroom--along with a full bath, offering flexibility for guests or a home office. There is also a beautiful loft overlooking the kitchen area. A convenient laundry area, half bath, and attached two-car garage add everyday practicality. Step outside to a beautifully landscaped patio, ideal for enjoying quiet mornings or winding down with an Ozarks sunset. As a resident of Branson Creek, you'll have access to premium amenities including two outdoor pools, a clubhouse, fitness center, playground, and scenic walking trails. Golf enthusiasts will appreciate being just moments from renowned courses like Buffalo Ridge Springs, Payne's Valley, Ozarks National, Mountain Top, and more. Beyond the community, you're less than 10 miles from the best of Branson--Top of the Rock, Big Cedar Lodge, Thunder Ridge Nature Arena, Table Rock Lake, and the shopping, dining, and entertainment of the Branson Strip and Historic Downtown. Branson Airport is also just minutes away for easy travel. Whether you're looking for a full-time residence, vacation home, or investment opportunity, 129 North Tuscany delivers a perfect balance of convenience, recreation, and relaxed Ozarks living.

Key facts

• Fitness center
• Premium amenities
• Clubhouse

Tags

• BRANSON CREEK COMMUNITY
• BEAUTIFULLY LANDSCAPED PATIO
• PREMIUM AMENITIES
• TWO OUTDOOR POOLS
• CLUBHOUSE
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $42 ($502/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: schools D-, amenities F, commute F.
• 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.
• Market conditions: 278 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 $9k 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 35 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.00% ✓
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-44,941
• Equity at exit: $43,985

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-34,899
• Equity at exit: $25,506

Cash invested: $82,600 (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: 278
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$250
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $42

Break-even live

Break-even rent $2,897

Max offer price $295,000

Occupancy floor 94%

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: $73,750
• Closing costs: $8,850
• 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	44d	1	0.20mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-04-24
   price $295,000 1837-char remark

   Show marketing remark (1837 chars)

   Welcome to 129 North Tuscany--where comfort, style, and the natural beauty of the Ozarks come together in one exceptional townhome. Located in the sought-after Branson Creek community, this fully furnished, move-in-ready 3-bedroom, 2.5-bath home offers effortless living just minutes from world-class golf and outdoor adventure. The open-concept layout is filled with natural light, seamlessly connecting the living, dining, and kitchen areas--perfect for relaxing or entertaining. The main-level primary suite features a spacious walk-in closet, dual vanities, and peaceful views of the surrounding Ozark hills and wooded landscape. You'll find an additional bedroom--along with a full bath, offering flexibility for guests or a home office. There is also a beautiful loft overlooking the kitchen area. A convenient laundry area, half bath, and attached two-car garage add everyday practicality. Step outside to a beautifully landscaped patio, ideal for enjoying quiet mornings or winding down with an Ozarks sunset. As a resident of Branson Creek, you'll have access to premium amenities including two outdoor pools, a clubhouse, fitness center, playground, and scenic walking trails. Golf enthusiasts will appreciate being just moments from renowned courses like Buffalo Ridge Springs, Payne's Valley, Ozarks National, Mountain Top, and more. Beyond the community, you're less than 10 miles from the best of Branson--Top of the Rock, Big Cedar Lodge, Thunder Ridge Nature Arena, Table Rock Lake, and the shopping, dining, and entertainment of the Branson Strip and Historic Downtown. Branson Airport is also just minutes away for easy travel. Whether you're looking for a full-time residence, vacation home, or investment opportunity, 129 North Tuscany delivers a perfect balance of convenience, recreation, and relaxed Ozarks living.

2. 2026-04-21
   listed $319,000 Active 1837-char remark

   Show marketing remark (1837 chars)

   Welcome to 129 North Tuscany--where comfort, style, and the natural beauty of the Ozarks come together in one exceptional townhome. Located in the sought-after Branson Creek community, this fully furnished, move-in-ready 3-bedroom, 2.5-bath home offers effortless living just minutes from world-class golf and outdoor adventure. The open-concept layout is filled with natural light, seamlessly connecting the living, dining, and kitchen areas--perfect for relaxing or entertaining. The main-level primary suite features a spacious walk-in closet, dual vanities, and peaceful views of the surrounding Ozark hills and wooded landscape. You'll find an additional bedroom--along with a full bath, offering flexibility for guests or a home office. There is also a beautiful loft overlooking the kitchen area. A convenient laundry area, half bath, and attached two-car garage add everyday practicality. Step outside to a beautifully landscaped patio, ideal for enjoying quiet mornings or winding down with an Ozarks sunset. As a resident of Branson Creek, you'll have access to premium amenities including two outdoor pools, a clubhouse, fitness center, playground, and scenic walking trails. Golf enthusiasts will appreciate being just moments from renowned courses like Buffalo Ridge Springs, Payne's Valley, Ozarks National, Mountain Top, and more. Beyond the community, you're less than 10 miles from the best of Branson--Top of the Rock, Big Cedar Lodge, Thunder Ridge Nature Arena, Table Rock Lake, and the shopping, dining, and entertainment of the Branson Strip and Historic Downtown. Branson Airport is also just minutes away for easy travel. Whether you're looking for a full-time residence, vacation home, or investment opportunity, 129 North Tuscany delivers a perfect balance of convenience, recreation, and relaxed Ozarks living.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 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: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$3,000
• − Depreciation: −$8,582
• Taxable loss: −$4,270
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $1,527/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready 3-bedroom, 2.5-bath home in Branson Creek offers a good condition with modern amenities and a great location.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace window blinds — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace window blinds — Improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.5% since first listed

2 events — show timeline

• 2026-04-24 Price Changed $295,000 SOMO
• 2026-04-21 Listed $319,000 SOMO