235 Evergreen And 291 & 293 Laurel St Unit A, B, C, 291 & 293

Hollister, MO 65672

$325,000B-

12 bd · 8.4 ba · 4,480 sqft · Built 1980 · MultiFamily · Active · 35 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $4,766/mo
• Mortgage (P&I): −$1,704
• Tax + insurance: −$542
• HOA: −$0
• Vac / Maint / Mgmt: −$1,001
• Net cashflow: $1,519/mo
• Annual: $18,230/yr
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• 1% rule: 1.47%
• Cash to close: $91,000

Investor read

• This is a 4 × 3-bed/?-bath units multifamily listed at $325k. Condition is rated fair.
• 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).
• It's been on market 35 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• 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.
• 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).
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.