116 N Tuscany Dr · Hollister, MO 65672

$339,900

4 bd · 2.0 ba · 1,888 sqft · MultiFamily public records · 38 Days on market

Built 2007 Est $361k · 6% under

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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 +17.5/30.0
• ARV discount +10.1/15.0
• DSCR +5.5/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 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

Come join the upscale community of Branson Creek! Located just south of Branson w/ 2 golf courses, (1 PGA course). Neat as a pin! Recently updated w/ fresh paint, blinds, kitchen sink, garbage disposal, toilets, dishwasher, microwave & flooring. Situated on a quiet back street, relax & enjoy the setting while all the yard maintenance is taken care of by the association. Adjoining unit is used as a second home, NOT nightly rental. Open floor plan allows for plenty of natural light, 3 bedrooms on the main level, 2 are master suites. The upper level loft area is very private & could be used as a 4th BR allowing plenty of space for guests. Over sized attached 2 car garage w/ pull down stairs & floored attic area offers plenty of storage. Don't miss your opportunity to call this your new address!

Key facts

• Deck area
• Clubhouse
• Swimming pools

Tags

• FRONT PORCH
• ENSUITE BATHROOMS
• LARGE WALK-IN CLOSETS
• DECK AREA
• SWIMMING POOLS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (13.2% below list).
• Recommended offer: $295k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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 $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 38 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,000 (13.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 0.87% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $360,608
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 N Tuscany Dr	0.08mi	3/2.0 (-1)	1,895 (+0%)	1mo	$335,000	$177	90
105 N Tuscany Dr	0.03mi	3/2.5 (-1)	1,888 (0%)	9mo	$359,900	$191	84
180 Fieldstone Dr	0.03mi	3/2.5 (-1)	1,888 (0%)	14mo	$349,900	$185	80
137 N Tuscany Dr	0.08mi	3/2.5 (-1)	1,610 (-15%)	1mo	$319,900	$199	64

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-38,570
• Equity at exit: $50,680

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-12,682
• Equity at exit: $29,388

Cash invested: $95,172 (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 65672

• Home prices YoY: -12.6%
• Active inventory: 278
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $261

Break-even live

Break-even rent $2,619

Max offer price $339,900

Occupancy floor 86%

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: $84,975
• Closing costs: $10,197
• 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	0.16mi

Listing history 22 events

1. 2026-06-19
   days on market $339,900 Active 38 DOM
2. 2026-06-18
   days on market $339,900 Active 37 DOM
3. 2026-06-17
   days on market $339,900 Active 36 DOM
4. 2026-06-16
   days on market $339,900 Active 35 DOM
5. 2026-06-15
   days on market $339,900 Active 34 DOM
6. 2026-06-14
   days on market $339,900 Active 32 DOM
7. 2026-06-12
   days on market $339,900 Active 31 DOM
8. 2026-06-09
   days on market $339,900 Active 28 DOM
9. 2026-06-08
   days on market $339,900 Active 27 DOM
10. 2026-06-07
    days on market $339,900 Active 26 DOM
11. 2026-06-05
    days on market $339,900 Active 23 DOM
12. 2026-06-03
    days on market $339,900 Active 22 DOM
13. 2026-06-02
    days on market $339,900 Active 21 DOM
14. 2026-06-01
    days on market $339,900 Active 20 DOM
15. 2026-05-31
    days on market $339,900 Active 19 DOM
16. 2026-05-30
    days on market $339,900 Active 18 DOM
17. 2026-05-12
    listed $339,900 Active 760-char remark
18. 2018-09-24
    soldstatus 826-char remark

    Show marketing remark (826 chars)

    Come join the upscale community of Branson Creek! Located just south of Branson w/ 2 golf courses, (1 PGA course). Neat as a pin! Recently updated w/ fresh paint, blinds, kitchen sink, garbage disposal, toilets, dishwasher, microwave & flooring. Situated on a quiet back street, relax & enjoy the setting while all the yard maintenance is taken care of by the association. Adjoining unit is used as a second home, NOT nightly rental. Open floor plan allows for plenty of natural light, 3 bedrooms on the main level, 2 are master suites. The upper level loft area is very private & could be used as a 4th BR allowing plenty of space for guests. Over sized attached 2 car garage w/ pull down stairs & floored attic area offers plenty of storage. Don't miss your opportunity to call this your new address!

19. 2018-07-13
    listed $189,000 826-char remark

    Show marketing remark (826 chars)

    Come join the upscale community of Branson Creek! Located just south of Branson w/ 2 golf courses, (1 PGA course). Neat as a pin! Recently updated w/ fresh paint, blinds, kitchen sink, garbage disposal, toilets, dishwasher, microwave & flooring. Situated on a quiet back street, relax & enjoy the setting while all the yard maintenance is taken care of by the association. Adjoining unit is used as a second home, NOT nightly rental. Open floor plan allows for plenty of natural light, 3 bedrooms on the main level, 2 are master suites. The upper level loft area is very private & could be used as a 4th BR allowing plenty of space for guests. Over sized attached 2 car garage w/ pull down stairs & floored attic area offers plenty of storage. Don't miss your opportunity to call this your new address!

20. 2015-07-27
    soldstatus
21. 2015-07-23
    soldstatus

    Show marketing remark (383 chars)

    Beautiful Villa w/ granite countertops, very spacious layout with open living, kitchenw/ eat-in area, plus a formal dining and then an additional bdrm or office upstairs. A nice 12 x 9 deck & double garage with one side 27'. HOA fees cover yardwork, pool and community center. Care free living very close to Branson & the airport. Condo Ownership, Ready to move into NOW!

22. 2015-06-03
    listed $174,900

    Show marketing remark (383 chars)

    Beautiful Villa w/ granite countertops, very spacious layout with open living, kitchenw/ eat-in area, plus a formal dining and then an additional bdrm or office upstairs. A nice 12 x 9 deck & double garage with one side 27'. HOA fees cover yardwork, pool and community center. Care free living very close to Branson & the airport. Condo Ownership, Ready to move into NOW!

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $3,297 · $275/mo
• Expected delta: +$1,555/yr (+$130/mo · 89.2%)

ⓘ 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 · 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: −$19,040
• − Property taxes: −$1,742
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$9,888
• Taxable loss: −$2,634
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $3,766/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

+94.3% since first listed

6 events — show timeline

• 2026-05-12 Listed $339,900 FSBO.com
• 2018-09-24 Sold (MLS) — SOMO
• 2018-07-13 Listed $189,000 SOMO
• 2015-07-27 Sold (Public Records) — Public Records
• 2015-07-23 Sold (MLS) — SOMO
• 2015-06-03 Listed $174,900 SOMO

Property tax history

-0.9%/yr

Latest (2025): $1,742 · +0.8% YoY. Source: county tax records.