Apartment Building with Rental
New
For Sale
$550,000
8669 Historic Highway 165, Hollister, MO 65672
Residential Income, Hollister, MO
Property Size3,751 SF
Lot Size1.00 Acre
Price / SF$146.63
Days on Market2
Property Features for 8669 Historic Highway 165
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
A1
Elementary school
Hollister
Middle school
Hollister
High school
Hollister
Directions
From Branson travel south on Hwy 65 to Hollister exit. Turn Right off exit and continue to intersection in front of College of the Ozarks. Turn Left at intersection and continue to Right on Hwy 165. Continue on Hwy 165 to property address. Property on right.
Standard status
Active
APN
18-6.0-24-001-001-020.000
Size
3,751 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
1826
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Wall Furnace
Cooling system
Wall Unit(s), Window Unit(s), Ceiling Fan(s)
Water source
Private
Building Details
Year built
1966
Number of units
7
Listing Agency:
EXP Realty, LLC.
(816) 982-5990
Listed By:
Gary Nelson
(417) 464-6915
Added: Aug 29
Last Checked: Aug 30 at 2:06AM
MLS# 60332668
Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This apartment property includes a separate rental house and six additional rental units within a 3,751-square-foot property on 1 acre. Built in 1966, the asset is offered as-is and includes wall-furnace heating, along with window, wall-unit, and ceiling-fan cooling features.
The property is located at 8669 Historic Highway 165 in Hollister, outside the city limits and minutes from Branson and Table Rock Lake. Electricity is available, with private water service and public sewer. The A1 zoning designation and existing rental configuration provide the principal framework for evaluating the property.
The property is located at 8669 Historic Highway 165 in Hollister, outside the city limits and minutes from Branson and Table Rock Lake. Electricity is available, with private water service and public sewer. The A1 zoning designation and existing rental configuration provide the principal framework for evaluating the property.
Key Highlights
- Separate rental house plus six additional rental units
- 3,751 square feet on 1 acre
- Built in 1966
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$30,292
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.51%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$605,840
$605.8K
Cap Rate 7%
$432,743
$432.7K
Cap Rate 9%
$336,578
$336.6K
Market Conditions
NOI Build-Up for 3,751 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$59.9K $15.96/SF
− Vacancy
−$4.8K −$1.28/SF
EGI
$55.1K $14.68/SF
− OpEx
−$24.8K −$6.61/SF
NOI
$30.3K $8.08/SF
Area
Taney County, MO
Vacancy
8.00%
Lease Rate
$15.96 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$605,840
Cap Rate 7%
$432,743
Cap Rate 9%
$336,578
Alternative Uses
Best Use
Apartment 5plus
$432.7K
$378.7K – $504.9K
NOI $30,292 @ 7.0% cap · market cap 5.51%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$733.1K
$641.4K – $855.2K
NOI $51,314 @ 7.0% cap · market cap 9.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 65672, MO
8,548
Population
4,696
Households
1.8
Avg Household Size
43
Median Age
26%
College-Educated
93%
High-School Grad
57.0 sq mi
ZIP Area
150
Density / Sq Mi
$60,407
Median Household Income
$29,235
Median Earnings
$878
Median Rent
$172,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Income-producing property combining an apartment building and separate rental house near Branson and Table Rock Lake.
Where is this apartment building located?
The property is located at 8669 Historic Highway 165 Hollister, MO.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Separate rental house plus six additional rental units; 3,751 square feet on 1 acre; Built in 1966
