235 Evergreen And 291 & 293 Laurel St Unit A, B, C, 291 & 293 · Hollister, MO 65672

$325,000

12 bd · 8.4 ba · 4,480 sqft · MultiFamily · 35 Days on market

Built 1980 Fair condition 0.54 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Looking for an income-producing investment opportunity in the Ozarks? Welcome to 291 & 293 Laurel Street & 235 Evergreen Street in Hollister, Missouri -- two mobile home investment properties offering immediate cash flow, expansion potential, & value-add opportunities in one package. Located just minutes from Branson, Hollister schools, public and private schools, shopping, restaurants, medical facilities, & major employers, these properties offer the convenience and accessibility tenants continue to seek throughout the Tri-Lakes area. * * * 291 & 293 Laurel Street features two fully occupied mobile homes with strong rental history, low operating expenses, &am

Key facts

• Immediate cash flow
• Expansion potential
• 0.54 acre lot

Tags

• INCOME PRODUCING INVESTMENT
• IMMEDIATE CASH FLOW
• EXPANSION POTENTIAL
• VALUE ADD OPPORTUNITIES
• FULLY OCCUPIED MOBILE HOMES
• STRONG RENTAL HISTORY

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Propane
• Home design: Manufactured house (single wide body type); Residential income multi-family / multiple residences
• Construction: Vinyl siding; Wood siding
• Exterior features: Deck; Partial wood fencing; Corner lot; Asphalt road frontage on a city street; Publicly maintained road; Additional parcels included

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 8 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning
• Interior features: Accessible entrance with ramp; Shed(s) on the property

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $325k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $380/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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-.
• 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.
• Zoned schools: Hollister Elem. (math 43% / reading 50%, grade D-, #397 of 1,115 statewide, top 36%, 406 students, 66% FRL); Hollister Middle (math 35% / reading 44%, grade F, #189 of 391 statewide, top 51%, 291 students, 67% FRL); Hollister High (math 42% / reading 57%, grade D, #124 of 521 statewide, top 28%, 447 students, 54% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 278 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,250 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.47% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• GRM: 5.7

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: 12.2%
• Equity multiple: 1.49×
• Total profit: $44,163
• Equity at exit: $48,459

10-year hold

• IRR: 21.2%
• Equity multiple: 2.79×
• Total profit: $163,335
• Equity at exit: $28,100

Cash invested: $91,000 (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: 22.7×

Monthly cashflow live

• Estimated rent: $4,766 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,001
• Net cashflow: $1,519

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 63%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$4,764
Total (4 units)			$4,766

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $325,000 Active 35 DOM
2. 2026-06-18
   days on market $325,000 Active 34 DOM
3. 2026-06-17
   days on market $325,000 Active 33 DOM
4. 2026-06-16
   days on market $325,000 Active 32 DOM
5. 2026-06-15
   days on market $325,000 Active 31 DOM
6. 2026-06-14
   days on market $325,000 Active 29 DOM
7. 2026-06-12
   days on market $325,000 Active 28 DOM
8. 2026-06-09
   days on market $325,000 Active 25 DOM
9. 2026-06-08
   days on market $325,000 Active 24 DOM
10. 2026-06-07
    days on market $325,000 Active 23 DOM
11. 2026-06-05
    days on market $325,000 Active 20 DOM
12. 2026-06-03
    days on market $325,000 Active 19 DOM
13. 2026-06-02
    days on market $325,000 Active 18 DOM
14. 2026-06-01
    days on market $325,000 Active 17 DOM
15. 2026-05-31
    days on market $325,000 Active 16 DOM
16. 2026-05-30
    days on market $325,000 Active 15 DOM
17. 2026-05-15
    listed $325,000 Active 2041-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,192
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,575
• − Management: −$4,575
• − Depreciation: −$9,455
• Taxable income: $13,882
• Est. tax owed @ 24.0%: −$3,332
• After-tax cash flow: $14,898/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 · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires extensive repairs and maintenance, including roof replacement, exterior siding repair, flooring replacement, and HVAC system replacement. Landscaping and painting will also improve the home's curb appeal and increase its value.

Repairs flagged

• Major roof — The independent image shows significant damage to the roof.
• Major exterior siding — The independent image shows peeling paint and general wear on the exterior siding.
• Major flooring — The independent image shows worn and uneven flooring in the interior.
• Major interior walls/paint — The independent image shows peeling paint and general wear on the interior walls.
• Major HVAC/mechanicals — The independent image shows an old HVAC unit with visible rust and wear.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value.
• Both exterior siding repair and painting — Repairing and repainting the exterior siding will improve the home's curb appeal and increase its value.
• Both flooring replacement — Replacing the worn flooring will improve the home's interior and increase its value.
• Both painting interior walls — Painting the interior walls will improve the home's appearance and increase its value.
• Both HVAC system replacement — Replacing the old HVAC system will improve the home's comfort and increase its value.
• Both landscaping — Landscaping will improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows significant damage to the roof.	Major	$15,000–50,000
exterior siding · The independent image shows peeling paint and general wear on the exterior siding.	Major	$15,000–50,000
flooring · The independent image shows worn and uneven flooring in the interior.	Major	$15,000–50,000
interior walls/paint · The independent image shows peeling paint and general wear on the interior walls.	Major	$15,000–50,000
HVAC/mechanicals · The independent image shows an old HVAC unit with visible rust and wear.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Both exterior siding repair and painting — Repairing and repainting the exterior siding will improve the home's curb appeal and increase its value. ↑
• Both flooring replacement — Replacing the worn flooring will improve the home's interior and increase its value. ↑
• Both painting interior walls — Painting the interior walls will improve the home's appearance and increase its value. ↑
• Both HVAC system replacement — Replacing the old HVAC system will improve the home's comfort and increase its value. ↑
• Both landscaping — Landscaping will improve the home's curb appeal and increase its value. ↑

ⓘ 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

• Census place: Hollister, MO
• 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

1 event — show timeline

• 2026-05-15 Listed $325,000 SOMO