235 Evergreen Ave Unit A,B,C · Hollister, MO 65672

$195,000

6 bd · 3.0 ba · 2,632 sqft · MultiFamily · 35 Days on market

Built 1980 Fair condition 0.28 ac lot $74/sqft · 68% below area

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• 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: 2 units. confirmed

Listing remarks

235 Evergreen Street offers additional scale with THREE fully occupied 2-bedroom/2-bath/1.5 bath mobile homes (235A, 1981, 924sqft, 13x60 // 235B, 1982, 924sqft, 12x60 // 235C, 1985, 784sqft, 13x54)- plus an additional fifth-wheel lot generating rental income. (The fifth wheel tenant-owned/Propane Tenant-leased) While some deferred maintenance and cleanup remain, the property is currently producing consistent rental income with all units occupied. Adding to the appeal, Evergreen Street is positioned within the C-2 commercial district, offering additional flexibility and long-term investment potential. Affordable housing demand in the Hollister and Branson area remains strong, and properties

Key facts

• Fifth-wheel lot
• Rental income
• 0.28 acre lot

Tags

• FIFTH-WHEEL LOT
• C-2 COMMERCIAL DISTRICT
• RENTAL INCOME

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Propane
• Home design: Manufactured house (single wide); Multi-family / residential income property; Multiple residences
• Construction: Vinyl siding; Wood siding
• Exterior features: Deck; Partial wood fencing; Corner lot; Shed(s)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: Five full bathrooms; One half bathroom
• Heating & cooling: Central heating; Electric heating; Natural gas heating; Central air conditioning
• Interior features: Electric oven; Free-standing electric oven; Dishwasher; Refrigerator; Carpet and laminate flooring

🏷️ Possibly a rental listed for sale. The $195,000 price doesn't fit this home's estimated sale value (~$616,883) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive. Per door: $199/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $1k of loan paydown is wiped out by about $6k 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 35 days — a 3% lower offer ($189k) 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 $189,150 (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: 1.13% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $616,883
• List price: $195,000
• Delta: -68.39%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-6,197
• Equity at exit: $29,075

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $27,404
• Equity at exit: $16,860

Cash invested: $54,600 (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: 14.7×

Monthly cashflow live

• Estimated rent: $2,210 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $398

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,210
Total (2 units)			$2,210

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $195,000 Active 35 DOM
2. 2026-06-18
   days on market $195,000 Active 34 DOM
3. 2026-06-17
   days on market $195,000 Active 33 DOM
4. 2026-06-16
   days on market $195,000 Active 32 DOM
5. 2026-06-15
   days on market $195,000 Active 31 DOM
6. 2026-06-14
   days on market $195,000 Active 29 DOM
7. 2026-06-12
   days on market $195,000 Active 28 DOM
8. 2026-06-09
   days on market $195,000 Active 25 DOM
9. 2026-06-08
   days on market $195,000 Active 24 DOM
10. 2026-06-07
    days on market $195,000 Active 23 DOM
11. 2026-06-05
    days on market $195,000 Active 20 DOM
12. 2026-06-03
    days on market $195,000 Active 19 DOM
13. 2026-06-02
    days on market $195,000 Active 18 DOM
14. 2026-06-01
    days on market $195,000 Active 17 DOM
15. 2026-05-31
    days on market $195,000 Active 16 DOM
16. 2026-05-30
    days on market $195,000 Active 15 DOM
17. 2026-05-15
    listed $195,000 Active 1143-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 0% 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: $26,520
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$5,673
• Taxable income: $1,781
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $4,352/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance to improve its condition and value. The exterior, interior, and HVAC systems all need attention, and the landscaping is in poor condition. With proper repairs and updates, the property has the potential to increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major flooring — Worn carpet, visible wear
• Major interior walls/paint — Painted walls, but condition is unknown
• Major kitchen — No visible damage, but age is unknown
• Major bathrooms — No visible damage, but age is unknown
• Major HVAC/mechanicals — No visible damage, but age is unknown
• Major landscaping — Overgrown yard, needs trimming

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet — Improves comfort and reduces maintenance
• Both Inspect roof for damage — Prevents costly repairs and enhances safety
• Both Service HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
flooring · Worn carpet, visible wear	Major	$15,000–50,000
interior walls/paint · Painted walls, but condition is unknown	Major	$15,000–50,000
kitchen · No visible damage, but age is unknown	Major	$15,000–50,000
bathrooms · No visible damage, but age is unknown	Major	$15,000–50,000
HVAC/mechanicals · No visible damage, but age is unknown	Major	$15,000–50,000
landscaping · Overgrown yard, needs trimming	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — Improves comfort and reduces maintenance ↑
• Both Inspect roof for damage — Prevents costly repairs and enhances safety ↑
• Both Service HVAC system — Improves comfort and energy efficiency ↑

ⓘ 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 $195,000 SOMO