134 Monte Cristo Dr · Hollister, MO 65672

$295,000

3 bd · 2.0 ba · 1,888 sqft · MultiFamily public records · 60 Days on market

Built 2007 $156/sqft · 20% below area Est $367k · 20% under $215/mo HOA · 7% of rent

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• 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

:Rare find! This Tuscany villa at Branson Creek Fieldstone is likely to move quick given limited supply. Not only that, but this one has a super flat driveway, plus all furnishings included in price! In addition, it features a great open floor plan, two bedroom master suites, loft bedroom space, electric fireplace, and two-car attached garage. This popular hot spot location in Hollister is just a few miles south of downtown Branson Landing near Table Rock Lake and Branson Airport. A world class community, Branson Creek offers several award-winning golf courses, community clubhouse, swimming pools, 24-hour fitness, playground, and walking trails. No yard work here makes this townhome residence an ideal location for vacation use or easy living in the Ozarks. All furniture but Master Bed is negotiable as well. Previous deal fell through due buyer financing.

Key facts

• Open floor plan
• 24 hour fitness
• Swimming pools

Tags

• SUPER FLAT DRIVEWAY
• OPEN FLOOR PLAN
• ELECTRIC FIREPLACE
• COMMUNITY CLUBHOUSE
• SWIMMING POOLS
• 24 HOUR FITNESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 $9k 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 60 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (median comp): $366,744
• List price: $295,000
• Delta: -19.56%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 N Tuscany Dr	0.04mi	3/2.0	1,895 (+0%)	1mo	$335,000	$177	96
105 N Tuscany Dr	0.06mi	3/2.5	1,888 (0%)	9mo	$359,900	$191	88
180 Fieldstone Dr	0.05mi	3/2.5	1,888 (0%)	14mo	$349,900	$185	84
137 N Tuscany Dr	0.05mi	3/2.5	1,610 (-15%)	1mo	$319,900	$199	70
139 N Tuscany Dr	0.05mi	2/2.5 (-1)	1,610 (-15%)	3mo	$315,000	$196	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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-30,123
• Equity at exit: $43,985

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-3,316
• Equity at exit: $25,506

Cash invested: $82,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$169 /mo · $2,026/yr
• Insurance: −$123
• HOA: −$215
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $277

Break-even live

Break-even rent $2,600

Max offer price $295,000

Occupancy floor 86%

Sensitivity live

Price	-10% $444	-5% $360	+0% $277	+5% $193	+10% $110
Rent	-10% $44	-5% $160	+0% $277	+5% $393	+10% $510
Rate	-1.0pp $425	-0.5pp $352	base $277	+0.5pp $200	+1.0pp $123

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: $73,750
• Closing costs: $8,850
• 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	45d	1	0.11mi

HOA detail

• Monthly dues: $215 · $2,580/yr
• Likely covers: electricpool

Listing history 39 events

1. 2026-06-19
   days on market $295,000 Active 60 DOM
2. 2026-06-18
   days on market $295,000 Active 59 DOM
3. 2026-06-17
   days on market $295,000 Active 58 DOM
4. 2026-06-16
   days on market $295,000 Active 57 DOM
5. 2026-06-15
   days on market $295,000 Active 56 DOM
6. 2026-06-14
   days on market $295,000 Active 54 DOM
7. 2026-06-12
   days on market $295,000 Active 53 DOM
8. 2026-06-09
   days on market $295,000 Active 50 DOM
9. 2026-06-08
   days on market $295,000 Active 49 DOM
10. 2026-06-07
    days on market $295,000 Active 48 DOM
11. 2026-06-05
    days on market $295,000 Active 45 DOM
12. 2026-06-03
    days on market $295,000 Active 44 DOM
13. 2026-06-02
    days on market $295,000 Active 43 DOM
14. 2026-06-01
    days on market $295,000 Active 42 DOM
15. 2026-05-31
    days on market $295,000 Active 41 DOM
16. 2026-05-30
    days on market $295,000 Active 40 DOM
17. 2026-04-20
    listed $295,000 Active 866-char remark

    Show marketing remark (866 chars)

    :Rare find! This Tuscany villa at Branson Creek Fieldstone is likely to move quick given limited supply. Not only that, but this one has a super flat driveway, plus all furnishings included in price! In addition, it features a great open floor plan, two bedroom master suites, loft bedroom space, electric fireplace, and two-car attached garage. This popular hot spot location in Hollister is just a few miles south of downtown Branson Landing near Table Rock Lake and Branson Airport. A world class community, Branson Creek offers several award-winning golf courses, community clubhouse, swimming pools, 24-hour fitness, playground, and walking trails. No yard work here makes this townhome residence an ideal location for vacation use or easy living in the Ozarks. All furniture but Master Bed is negotiable as well. Previous deal fell through due buyer financing.

18. 2026-01-02
    price $295,000
19. 2025-11-12
    price $305,000
20. 2025-10-28
    price $315,000
21. 2025-09-19
    price $320,000
22. 2025-08-08
    price $330,000
23. 2025-07-18
    status Active
24. 2025-07-15
    price $335,000
25. 2025-06-16
    historical Active Under Contract
26. 2025-05-27
    price $340,000
27. 2025-05-17
    price $345,000
28. 2025-04-23
    listed $350,000 Active
29. 2022-07-28
    soldstatus
30. 2022-07-26
    soldstatus Closed
31. 2022-05-26
    historical
32. 2022-05-18
    listed $298,500
33. 2017-08-07
    soldstatus
34. 2017-08-02
    soldstatus
35. 2017-06-15
    listed $187,000
36. 2017-02-16
    listed $189,000
37. 2015-07-13
    soldstatus
38. 2015-07-10
    soldstatus
39. 2014-08-06
    listed $179,000

ⓘ 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: $2,026 · $169/mo
• Projected year-2 tax: $2,862 · $238/mo
• Expected delta: +$836/yr (+$70/mo · 41.2%)

ⓘ 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: −$16,525
• − Property taxes: −$2,026
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$2,580
• − Depreciation: −$8,582
• Taxable loss: −$1,451
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $3,669/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

+64.8% since first listed

23 events — show timeline

• 2026-04-20 Listed $295,000 SOMO
• 2026-01-02 Price Changed $295,000 SOMO
• 2025-11-12 Price Changed $305,000 SOMO
• 2025-10-28 Price Changed $315,000 SOMO
• 2025-09-19 Price Changed $320,000 SOMO
• 2025-08-08 Price Changed $330,000 SOMO
• 2025-07-18 Relisted — SOMO
• 2025-07-15 Price Changed $335,000 SOMO
• 2025-06-16 Contingent — SOMO
• 2025-05-27 Price Changed $340,000 SOMO
• 2025-05-17 Price Changed $345,000 SOMO
• 2025-04-23 Listed $350,000 SOMO
• 2022-07-28 Sold (Public Records) — Public Records
• 2022-07-26 Sold (MLS) — SOMO
• 2022-05-26 Delisted — SOMO
• 2022-05-18 Listed $298,500 SOMO
• 2017-08-07 Sold (Public Records) — Public Records
• 2017-08-02 Sold (MLS) — SOMO
• 2017-06-15 Listed $187,000 SOMO
• 2017-02-16 Listed $189,000 SOMO
• 2015-07-13 Sold (Public Records) — Public Records
• 2015-07-10 Sold (MLS) — SOMO
• 2014-08-06 Listed $179,000 SOMO

Property tax history

-1.3%/yr

Latest (2025): $2,026 · +7.2% YoY. Source: county tax records.