150 Tyler Cir · Hollister, MO 65672

$42,300

3 bd · 2.0 ba · 1,180 sqft · Manufactured · 30 Days on market

Built 1994 8,276 sqft lot ↓ 55% since listing

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Why this score? — see what drove the F 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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own this mobile home built in 1994 and offering approximately 1,180 square feet of living space with 3 bedrooms, and 2 bathrooms, all on a nice sized lot. BOARDED NO access to interior of any kind. Needs total rehab to make move-in ready. Auction

Key facts

• 8,276 sq ft lot
• Built 1994
• Listed 29 days

Property features AI

Exterior

• Utilities: Public water; 220-volt electric
• Home design: Residential mobile home; One level; Vinyl siding exterior
• Construction: Vinyl siding construction; Built above grade with 1,180 finished area
• Exterior features: Irregular lot; Asphalt road access

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; No cooling
• Interior features: 6 total rooms; Forced air heating; No central cooling

🔨 Auction listing. The $42,300 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $175,820 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.6% 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 High (math 42% / reading 57%, grade D, #124 of 521 statewide, top 28%, 447 students, 54% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 278 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 30 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,665 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 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: 0.68% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $175,820
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Matthew Lane Ln	0.15mi	3/2.0	1,144 (-3%)	4mo	$169,900	$149	85
230 Brianna Dr	0.07mi	3/2.0	1,144 (-3%)	8mo	$189,900	$166	85
135 Shirley Cove Cv	0.09mi	3/2.0	1,248 (+6%)	19mo	$140,000	$112	70
140 Tyler Cir	0.01mi	3/2.0	1,008 (-15%)	23mo	$123,000	$122	56

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-34,898
• Equity at exit: $26,215

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-38,887
• Equity at exit: $15,202

Cash invested: $49,230 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,191 medium
• Mortgage (P&I): −$922
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-99

Break-even live

Break-even rent $1,317

Max offer price $158,296

Occupancy floor —

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: $43,955
• Closing costs: $5,275
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Matthews St Hollister, MO	2.0	2.0	1000	$1,000	$1.00	43d	1	0.56mi
934 Evergreen St Hollister, MO	2.0	2.0	1458	$1,600	$1.10	43d	1	0.67mi
KEH Hollister, MO	3.0	2.0	1447	$874	$0.60	43d	1	1.28mi

Listing history 21 events

1. 2026-06-19
   days on market $42,300 Active 30 DOM
2. 2026-06-18
   days on market $42,300 Active 29 DOM
3. 2026-06-17
   days on market $42,300 Active 28 DOM
4. 2026-06-16
   days on market $42,300 Active 27 DOM
5. 2026-06-15
   days on market $42,300 Active 26 DOM
6. 2026-06-14
   days on market $42,300 Active 24 DOM
7. 2026-06-12
   days on market $42,300 Active 23 DOM
8. 2026-06-09
   days on market $42,300 Active 20 DOM
9. 2026-06-08
   days on market $42,300 Active 19 DOM
10. 2026-06-07
    days on market $42,300 Active 18 DOM
11. 2026-06-05
    days on market $42,300 Active 15 DOM
12. 2026-06-03
    days on market $42,300 Active 14 DOM
13. 2026-06-02
    days on market $42,300 Active 13 DOM
14. 2026-06-01
    days on market $42,300 Active 12 DOM
15. 2026-05-31
    days on market $42,300 Active 11 DOM
16. 2026-05-30
    days on market $42,300 Active 10 DOM
17. 2026-05-20
    listed $42,300 Active
18. 2025-07-25
    listed $93,500 Active
19. 2008-09-11
    soldstatus
20. 2005-09-26
    soldstatus
21. 1996-10-01
    soldstatus

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $542 · $45/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $14,297
• − Mortgage interest: −$9,849
• − Property taxes: −$542
• − Insurance: −$879
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$5,115
• Taxable loss: −$4,375
• Est. tax savings @ 24.0%: +$1,050
• After-tax cash flow: $-140/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

• 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

-54.8% since first listed

5 events — show timeline

• 2026-05-20 Listed $42,300 MARIS as Distributed by MLS Grid
• 2025-07-25 Listed $93,500 MARIS as Distributed by MLS Grid
• 2008-09-11 Sold (Public Records) — Public Records
• 2005-09-26 Sold (Public Records) — Public Records
• 1996-10-01 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $542 · -4.1% YoY. Source: county tax records.