142 Bee Hive Trl · Hollister, MO 65672

$119,000

1 bd · 1.0 ba · 600 sqft · Other · 164 Days on market

Built 2024 2,614 sqft lot $198/sqft · 17% below area Est $143k · 17% under $67/mo HOA · 6% of rent ↓ 19% since listing

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• 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

Listing remarks MLS

Get ready for summer on the shores of Table Rock Lake! This brand new cabin is cute as a button and move-in ready! Priced to Sell! Loaded with character and charm, this little gem would make a great vacation home or full-time residence. Got an RV? This property offers a spot next to the cabin to park it, with water and sewer connections! Located in the fun community of Jellystone Park, you're just a hop, skip, and a jump from Table Rock Lake. There's a boat launch and community docks to help you take advantage of that lake proximity, and the community also offers a swimming pool for more summer fun! Plus, Branson and Silver Dollar City are just a short drive away. This cabin has never been lived in, in fact it still has that 'new home' smell and feel so come on down to the lake and take a look!

Key facts

• Boat launch
• Swimming pool
• Community docks

Tags

• WATER AND SEWER CONNECTIONS
• BOAT LAUNCH
• COMMUNITY DOCKS
• SWIMMING POOL
• SHORT DRIVE TO BRANSON

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $119k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $113k (4.9% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 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 $823 of loan paydown is wiped out by about $4k 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 164 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $21k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $143,294
• List price: $119,000
• Delta: -16.95%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-11,593
• Equity at exit: $17,743

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-230
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$50
• HOA: −$67
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $121

Break-even live

Break-even rent $978

Max offer price $119,000

Occupancy floor 84%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: watersewerpool

Listing history 29 events

1. 2026-06-19
   days on market $119,000 Active 164 DOM
2. 2026-06-18
   days on market $119,000 Active 163 DOM
3. 2026-06-17
   days on market $119,000 Active 162 DOM
4. 2026-06-16
   days on market $119,000 Active 161 DOM
5. 2026-06-15
   days on market $119,000 Active 160 DOM
6. 2026-06-14
   days on market $119,000 Active 158 DOM
7. 2026-06-12
   pricedays on market $119,000 Active 157 DOM
8. 2026-06-09
   days on market $129,000 Active 154 DOM
9. 2026-06-08
   days on market $129,000 Active 153 DOM
10. 2026-06-07
    days on market $129,000 Active 152 DOM
11. 2026-06-05
    days on market $129,000 Active 149 DOM
12. 2026-06-03
    days on market $129,000 Active 148 DOM
13. 2026-06-02
    days on market $129,000 Active 147 DOM
14. 2026-06-01
    days on market $129,000 Active 146 DOM
15. 2026-05-31
    days on market $129,000 Active 145 DOM
16. 2026-05-30
    days on market $129,000 Active 144 DOM
17. 2026-05-06
    price $129,000 806-char remark

    Show marketing remark (806 chars)

    Get ready for summer on the shores of Table Rock Lake! This brand new cabin is cute as a button and move-in ready! Priced to Sell! Loaded with character and charm, this little gem would make a great vacation home or full-time residence. Got an RV? This property offers a spot next to the cabin to park it, with water and sewer connections! Located in the fun community of Jellystone Park, you're just a hop, skip, and a jump from Table Rock Lake. There's a boat launch and community docks to help you take advantage of that lake proximity, and the community also offers a swimming pool for more summer fun! Plus, Branson and Silver Dollar City are just a short drive away. This cabin has never been lived in, in fact it still has that 'new home' smell and feel so come on down to the lake and take a look!

18. 2026-01-06
    listed $139,900 Active 806-char remark

    Show marketing remark (806 chars)

    Get ready for summer on the shores of Table Rock Lake! This brand new cabin is cute as a button and move-in ready! Priced to Sell! Loaded with character and charm, this little gem would make a great vacation home or full-time residence. Got an RV? This property offers a spot next to the cabin to park it, with water and sewer connections! Located in the fun community of Jellystone Park, you're just a hop, skip, and a jump from Table Rock Lake. There's a boat launch and community docks to help you take advantage of that lake proximity, and the community also offers a swimming pool for more summer fun! Plus, Branson and Silver Dollar City are just a short drive away. This cabin has never been lived in, in fact it still has that 'new home' smell and feel so come on down to the lake and take a look!

19. 2025-02-01
    listed $149,000 Active
20. 2022-09-16
    soldstatus Closed
21. 2022-09-05
    status Pending
22. 2022-08-25
    price $110,000
23. 2022-07-29
    price $129,000
24. 2022-07-11
    price $139,000
25. 2022-06-21
    price $149,900
26. 2022-06-10
    listed $159,900 Active
27. 2020-12-04
    soldstatus
28. 1999-04-29
    soldstatus
29. 1990-09-10
    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: $388 · $32/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$766/yr (+$64/mo · 197.5%)

ⓘ 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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,578
• − Mortgage interest: −$6,666
• − Property taxes: −$388
• − Insurance: −$595
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − HOA: −$804
• − Depreciation: −$3,462
• Taxable loss: −$509
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $1,573/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

-19.3% since first listed

13 events — show timeline

• 2026-05-06 Price Changed $129,000 SOMO
• 2026-01-06 Listed $139,900 SOMO
• 2025-02-01 Listed $149,000 SOMO
• 2022-09-16 Sold (MLS) — SOMO
• 2022-09-05 Pending — SOMO
• 2022-08-25 Price Changed $110,000 SOMO
• 2022-07-29 Price Changed $129,000 SOMO
• 2022-07-11 Price Changed $139,000 SOMO
• 2022-06-21 Price Changed $149,900 SOMO
• 2022-06-10 Listed $159,900 SOMO
• 2020-12-04 Sold (Public Records) — Public Records
• 1999-04-29 Sold (Public Records) — Public Records
• 1990-09-10 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $388 · +93.4% YoY. Source: county tax records.