384 Tate Rd Rd · Hollister, MO 65739

$319,000

3 bd · 2.0 ba · 1,514 sqft · Other public records · 210 Days on market

Built 2009 0.60 ac lot $211/sqft · at area comps Est $332k · at est. $24/mo HOA · 1% of rent

---

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 +15.8/30.0
• ARV discount +9.3/15.0
• Appreciation +5.6/10.0
• DSCR +4.9/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautifully maintained ranch-style home offers the perfect blend of comfort, quality, and peaceful country living. A spacious 30x40 RV carport provides excellent protection for your recreational vehicle or additional storage needs. Unwind on the serene back deck, ideal for relaxing or entertaining, while still being just a short 15-minute drive from the shopping, dining, and attractions of Branson and Hollister. Residents also enjoy access to an impressive range of HOA amenities, including a recreation center, indoor pool, hot tub, sauna, fitness room, event space, outdoor playground, pavilion, campground, as well as a boat launch and dock--everything you need for both relaxation and recreation.

Key facts

• Hot tub
• Sauna
• Exercise room

Tags

• RANCH STYLE HOME
• BACK DECK
• INDOOR POOL
• HOT TUB
• SAUNA
• EXERCISE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $319k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $260k (18.6% below list).
• Recommended offer: $260k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 47 active listings in the ZIP; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.3% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,562 (18.6% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.81% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.97%
• DSCR: 1.09
• GRM: 10.2

CMA / ARV

• ARV (median comp): $331,914
• List price: $319,000
• Delta: -3.89%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.22×
• Total profit: $19,230
• Equity at exit: $113,234

10-year hold

• IRR: 8.3%
• Equity multiple: 2.04×
• Total profit: $93,152
• Equity at exit: $153,887

Cash invested: $89,320 (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 65739

• Home prices YoY: 0.5%
• Active inventory: 47
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,596 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$133
• HOA: −$24
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $147

Break-even live

Break-even rent $2,410

Max offer price $319,000

Occupancy floor 89%

Sensitivity live

Price	-10% $327	-5% $237	+0% $147	+5% $56	+10% $-34
Rent	-10% $-58	-5% $44	+0% $147	+5% $249	+10% $352
Rate	-1.0pp $307	-0.5pp $228	base $147	+0.5pp $64	+1.0pp $-20

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $319,000 Active 210 DOM
2. 2026-06-19
   days on market $319,000 Active 208 DOM
3. 2026-06-18
   days on market $319,000 Active 207 DOM
4. 2026-06-17
   days on market $319,000 Active 206 DOM
5. 2026-06-16
   days on market $319,000 Active 205 DOM
6. 2026-06-16
   price $319,000 Active 204 DOM
7. 2026-06-15
   days on market $329,000 Active 204 DOM
8. 2026-06-14
   days on market $329,000 Active 202 DOM
9. 2026-06-12
   days on market $329,000 Active 201 DOM
10. 2026-06-09
    days on market $329,000 Active 198 DOM
11. 2026-06-08
    days on market $329,000 Active 197 DOM
12. 2026-06-07
    days on market $329,000 Active 196 DOM
13. 2026-06-05
    days on market $329,000 Active 193 DOM
14. 2026-06-03
    days on market $329,000 Active 192 DOM
15. 2026-06-02
    pricedays on market $329,000 Active 191 DOM
16. 2026-06-01
    days on market $330,000 Active 190 DOM
17. 2026-05-31
    days on market $330,000 Active 189 DOM
18. 2026-05-30
    days on market $330,000 Active 188 DOM
19. 2026-04-30
    price $330,000 709-char remark

    Show marketing remark (709 chars)

    This beautifully maintained ranch-style home offers the perfect blend of comfort, quality, and peaceful country living. A spacious 30x40 RV carport provides excellent protection for your recreational vehicle or additional storage needs. Unwind on the serene back deck, ideal for relaxing or entertaining, while still being just a short 15-minute drive from the shopping, dining, and attractions of Branson and Hollister. Residents also enjoy access to an impressive range of HOA amenities, including a recreation center, indoor pool, hot tub, sauna, fitness room, event space, outdoor playground, pavilion, campground, as well as a boat launch and dock--everything you need for both relaxation and recreation.

20. 2026-03-14
    price $315,000 709-char remark

    Show marketing remark (709 chars)

    This beautifully maintained ranch-style home offers the perfect blend of comfort, quality, and peaceful country living. A spacious 30x40 RV carport provides excellent protection for your recreational vehicle or additional storage needs. Unwind on the serene back deck, ideal for relaxing or entertaining, while still being just a short 15-minute drive from the shopping, dining, and attractions of Branson and Hollister. Residents also enjoy access to an impressive range of HOA amenities, including a recreation center, indoor pool, hot tub, sauna, fitness room, event space, outdoor playground, pavilion, campground, as well as a boat launch and dock--everything you need for both relaxation and recreation.

21. 2026-01-24
    price $319,000 709-char remark

    Show marketing remark (709 chars)

    This beautifully maintained ranch-style home offers the perfect blend of comfort, quality, and peaceful country living. A spacious 30x40 RV carport provides excellent protection for your recreational vehicle or additional storage needs. Unwind on the serene back deck, ideal for relaxing or entertaining, while still being just a short 15-minute drive from the shopping, dining, and attractions of Branson and Hollister. Residents also enjoy access to an impressive range of HOA amenities, including a recreation center, indoor pool, hot tub, sauna, fitness room, event space, outdoor playground, pavilion, campground, as well as a boat launch and dock--everything you need for both relaxation and recreation.

22. 2025-11-23
    listed $325,000 Active 709-char remark

    Show marketing remark (709 chars)

    This beautifully maintained ranch-style home offers the perfect blend of comfort, quality, and peaceful country living. A spacious 30x40 RV carport provides excellent protection for your recreational vehicle or additional storage needs. Unwind on the serene back deck, ideal for relaxing or entertaining, while still being just a short 15-minute drive from the shopping, dining, and attractions of Branson and Hollister. Residents also enjoy access to an impressive range of HOA amenities, including a recreation center, indoor pool, hot tub, sauna, fitness room, event space, outdoor playground, pavilion, campground, as well as a boat launch and dock--everything you need for both relaxation and recreation.

23. 2016-04-19
    soldstatus
24. 2007-04-17
    soldstatus
25. 1987-06-06
    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: $890 · $74/mo
• Projected year-2 tax: $3,094 · $258/mo
• Expected delta: +$2,205/yr (+$184/mo · 247.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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: $31,147
• − Mortgage interest: −$17,869
• − Property taxes: −$890
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − HOA: −$288
• − Depreciation: −$9,280
• Taxable loss: −$3,758
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $2,661/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): 891

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 (82%)
• Race & ethnicity: White 82% Two or more races 12% Hispanic / Latino 10% Black 4%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Portuguese 5% Serbian 4% Italian 2%

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: ▲ 1.26%
• Current HPI: 249.2602
• 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

+1.5% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $330,000 SOMO
• 2026-03-14 Price Changed $315,000 SOMO
• 2026-01-24 Price Changed $319,000 SOMO
• 2025-11-23 Listed $325,000 SOMO
• 2016-04-19 Sold (Public Records) — Public Records
• 2007-04-17 Sold (Public Records) — Public Records
• 1987-06-06 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $890 · -8.0% YoY. Source: county tax records.