2207 Hollis Dr · Moline Acres, MO 63136

$99,900

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 9 Days on market

Built 1954 6,324 sqft lot Est $116k · 14% 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 +29.1/30.0
• ARV discount +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

3bdrm 1 ba. Nice floors. Great investment. Large lot Need some TLC

Key facts

• Private backyard
• Covered carport
• Eat-in kitchen

Tags

• HATHAWAY MEADOWS NEIGHBORHOOD
• ORIGINAL HARDWOOD FLOORING
• EAT-IN KITCHEN
• PRIVATE BACKYARD
• COVERED CARPORT
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Other: Property listed as residential; living area reported as 1,150 (public records); Lot dimensions approximately 62 x 102 (frontage 62) on ~0.145 acres; Directions: From I-270, exit onto W Florissant Ave heading north. Turn right onto N Waterford Dr, then left onto Monarch Dr. Follow Monarch to a right turn onto Hollis Dr. The property is on the corner of Hollis Dr and Monarch Dr.
• HOA & community: No association amenities or fees

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric service (other)
• Home design: Single family residence; House with one level; Composition roof
• Construction: Other construction materials
• Exterior features: Level lot; Paved road frontage

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Other heating; Central air conditioning
• Interior features: Full, unfinished basement; Front porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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, crime 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.
• Zoned schools: Meadows Elem. (math 2% / reading 2%, grade F, #1,099 of 1,115 statewide, top 100%, 333 students, 99% FRL); Riverview Gardens Sr. High (math 2% / reading 18%, grade F, #501 of 521 statewide, top 97%, 1,331 students, 100% FRL).
• Market conditions: Rents rising fast (+5.0%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 ($691 loan paydown + $4k appreciation (3.8% local appreciation)).
• At projected returns (3.8% appreciation + 5.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.
• Current owner paid $53k; list at $100k implies a 88% gain — meaningful room to come down on a strong offer.

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 $99,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $116,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2225 Kerwin Dr	0.12mi	3/1.0	1,135 (-1%)	2mo	$135,900	$120	91
2360 Chambers Rd	0.36mi	2/1.0 (-1)	1,168 (+2%)	1mo	$44,900	$38	75
9850 Monarch Dr	0.20mi	3/2.0	1,014 (-12%)	2mo	$99,900	$99	65
10139 Edgefield Dr	0.63mi	3/2.0	1,140 (-1%)	0mo	$119,900	$105	65
9742 Wendell Dr	0.29mi	3/1.0	1,014 (-12%)	2mo	$69,900	$69	65
2442 Gardner Dr	0.47mi	3/2.0	1,054 (-8%)	2mo	$59,900	$57	58
9828 Omega Dr	0.39mi	3/1.0	988 (-14%)	1mo	$100,000	$101	58
10217 Viscount Dr	0.72mi	3/2.0	1,205 (+5%)	2mo	$149,000	$124	53
10127 Monarch Dr	0.59mi	3/1.5	1,015 (-12%)	1mo	$155,000	$153	50
10231 Monarch Dr	0.72mi	3/2.0	1,073 (-7%)	1mo	$189,999	$177	50
2014 Kappel Dr	0.54mi	2/1.0 (-1)	989 (-14%)	2mo	$19,000	$19	45
2410 Netherwood Dr	0.66mi	3/2.0	1,320 (+15%)	1mo	$85,100	$64	40

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: 24.5%
• Equity multiple: 2.47×
• Total profit: $40,988
• Equity at exit: $49,429

10-year hold

• IRR: 25.6%
• Equity multiple: 5.08×
• Total profit: $114,154
• Equity at exit: $79,886

Cash invested: $27,972 (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 63136

• Home prices YoY: 0.9%
• Rents YoY: 5.0%
• Active inventory: 376
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$524
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $346

Break-even live

Break-even rent $869

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $403	-5% $375	+0% $346	+5% $318	+10% $290
Rent	-10% $243	-5% $295	+0% $346	+5% $398	+10% $450
Rate	-1.0pp $397	-0.5pp $372	base $346	+0.5pp $320	+1.0pp $294

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: $24,975
• Closing costs: $2,997
• 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	45d	1	0.18mi
2321 Noll Dr Saint Louis, MO	3.0	1.0	975	$1,320	$1.35	25d	1	0.24mi
2155 Hecht Ave St. Louis, MO	1.0–2.0	1.0	673	$1,162	$1.73	0d	23	0.30mi
2257 Chambers Rd Saint Louis, MO	3.0	1.0	1200	$1,400	$1.17	25d	1	0.31mi
9723 Portage Dr Saint Louis, MO	3.0	1.0	1014	$1,450	$1.43	9d	1	0.34mi
2152 Nemnich Rd Saint Louis, MO	2.0	1.5	1030	$1,100	$1.07	45d	1	0.34mi
2326 Chambers Rd Saint Louis, MO	2.0	1.0	1056	$1,050	$0.99	25d	1	0.34mi
10113 Count Dr Saint Louis, MO	2.0	1.0	882	$775	$0.88	45d	1	0.54mi
10112 Count Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	9d	1	0.54mi
2008 Kappel Dr Saint Louis, MO	3.0	1.0	858	$1,175	$1.37	25d	1	0.56mi
10113 Duke Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	45d	1	0.58mi
10139 Royal Dr Saint Louis, MO	2.0	1.0	1016	$900	$0.89	45d	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	25d	1	0.76mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	45d	1	0.77mi
9823 Winkler Dr Saint Louis, MO	2.0	1.0	788	$900	$1.14	0d	1	0.77mi
9827 Winkler Dr Saint Louis, MO	3.0	1.0	864	$1,450	$1.68	9d	1	0.78mi
1926 Chambers Rd Saint Louis, MO	4.0	1.0	1095	$995	$0.91	16d	1	0.79mi
9812 Balboa Dr Saint Louis, MO	4.0	2.0	1500	$1,495	$1.00	23d	1	0.80mi
9709 Balboa Dr Saint Louis, MO	3.0	1.0	1000	$1,600	$1.60	45d	1	0.82mi
10078 Green Valley Dr Saint Louis, MO	3.0	1.0	900	$1,325	$1.47	9d	1	0.83mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	25d	1	0.85mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	0d	1	0.85mi
10128 Cloverdale Dr Saint Louis, MO	2.0	1.0	792	$1,000	$1.26	45d	1	0.85mi
10322 Monarch Dr Saint Louis, MO	3.0	2.0	1073	$1,728	$1.61	25d	1	0.85mi
10365 Lord Dr Saint Louis, MO	3.0	1.0	864	$1,075	$1.24	3d	1	0.92mi
10348 Earl Dr Saint Louis, MO	3.0	1.0	770	$1,325	$1.72	0d	1	0.93mi
10124 Winkler Dr Saint Louis, MO	2.0	1.0	792	$1,400	$1.77	4d	1	0.93mi
10409 Count Dr Saint Louis, MO	3.0	1.0	912	$1,100	$1.21	23d	1	0.95mi
10404 Earl Dr Saint Louis, MO	2.0	1.0	770	$1,100	$1.43	5d	1	0.96mi
1520 Attica Dr Saint Louis, MO	2.0	1.0	1062	$1,200	$1.13	25d	1	0.97mi
10421 Prince Dr Saint Louis, MO	3.0	2.0	1023	$1,275	$1.25	25d	1	1.04mi
1255 Bosworth Dr Saint Louis, MO	3.0	1.0	1071	$1,575	$1.47	12d	1	1.05mi
10504 Baron Dr Saint Louis, MO	3.0	1.0	1000	$1,300	$1.30	9d	1	1.09mi
10441 Prince Dr Saint Louis, MO	4.0	1.5	1380	$1,380	$1.00	45d	1	1.09mi
10501 Duke Dr Saint Louis, MO	2.0	1.0	1140	$1,090	$0.96	45d	1	1.10mi
9547 Glen Owen Dr Saint Louis, MO	2.0	1.0	923	$985	$1.07	25d	1	1.10mi
10512 Count Dr Saint Louis, MO	3.0	1.0	888	$1,195	$1.35	16d	1	1.11mi
1130 Forest Home Dr Saint Louis, MO	3.0	1.0	1025	$1,275	$1.24	45d	1	1.11mi
10239 Green Valley Dr Saint Louis, MO	3.0	1.0	1014	$1,395	$1.38	25d	1	1.12mi

Listing history 7 events

1. 2026-06-21
   days on market $99,900 Active 9 DOM
2. 2026-06-18
   days on market $99,900 Active 6 DOM
3. 2026-06-17
   days on market $99,900 Active 5 DOM
4. 2026-06-16
   days on market $99,900 Active 4 DOM
5. 2026-06-15
   days on market $99,900 Active 3 DOM
6. 2026-06-13
   remarks 508-char remark
7. 2026-06-13
   listed $99,900 Active 1 DOM

ⓘ 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: $1,450 · $121/mo
• Projected year-2 tax: $1,450 · $121/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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,686
• − Mortgage interest: −$5,596
• − Property taxes: −$1,450
• − Insurance: −$500
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,906
• Taxable income: $2,724
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,502/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

-0.1% since first listed

8 events — show timeline

• 2026-06-12 Listed $99,900 MARIS as Distributed by MLS Grid
• 2021-12-13 Sold (Public Records) $53,000 Public Records
• 2021-12-01 Pending — MARIS as Distributed by MLS Grid
• 2021-11-29 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-10-16 Contingent — MARIS as Distributed by MLS Grid
• 2021-10-12 Price Changed $59,900 MARIS as Distributed by MLS Grid
• 2021-09-27 Listed $69,900 MARIS as Distributed by MLS Grid
• 2007-09-19 Sold (Public Records) $100,000 Public Records

Property tax history

+2.5%/yr

Latest (2022): $1,450 · +0.3% YoY. Source: county tax records.