Apartment Property with Rental
New
For Sale
$550,000
8669 Historic State Highway 165, Hollister, MO
Income-producing property combines a standalone rental home with six additional rental units near regional recreation and tourism destinations.
Property Size3,751 SF
Price / SF$146.63
Days on Market3
Property Features for 8669 Historic State Highway 165
General Information
Standard status
Active
Size
3,751 SF
Property subtype
Residential Income
Taxes and HOA fees
Annual Taxes
$1,825
Listing Agency:
EXP Realty, LLC.
(417) 464-6915
Listed By:
Gary Nelson
(417) 464-6915
Source:
Exprealty
Added: Aug 29
Changed: Aug 31
Last Checked: Aug 31 at 9:55AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of EXP Realty, LLC.
Investment Insights
Based on property information with market context.
This apartment property includes a separate rental house along with six rental units, creating a mixed residential configuration totaling 3,751 square feet. The property is offered in its existing condition, with tenant occupancy in place during the sale process.
Situated on over an acre at 8669 Historic State Highway 165 in Hollister, Missouri, the property is outside the city limits and minutes from Branson and Table Rock Lake. Its location connects the residential asset to two established regional destinations while retaining a larger-site setting.
Situated on over an acre at 8669 Historic State Highway 165 in Hollister, Missouri, the property is outside the city limits and minutes from Branson and Table Rock Lake. Its location connects the residential asset to two established regional destinations while retaining a larger-site setting.
Key Highlights
- Separate rental house plus six rental units
- 3,751 square feet of property size
- Situated on over an acre
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
Location Intelligence
Trade Area within ½ mile
295
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Income-producing property combines a standalone rental home with six additional rental units near regional recreation and tourism destinations.
Where is this apartment building located?
The property is located at 8669 Historic State 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 rental units; 3,751 square feet of property size; Situated on over an acre
