261 Pine St · Branson, MO 65616

$270,750

3 bd · 2.0 ba · 1,851 sqft · Other public records · 46 Days on market

Built 2006 0.30 ac lot $146/sqft · at area comps Est $267k · at est.

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Why this score? — see what drove the D- 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 +12.6/30.0
• ARV discount +6.9/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This inviting home combines comfort, space, and peace of mind with major updates already completed, including a new roof, new gutters, and a new A/C system. Step inside to a bright, open-concept living area featuring vaulted ceilings, warm flooring, and abundant natural light. The spacious layout flows seamlessly into the kitchen, complete with ample cabinetry, a functional bar-top seating area, and a layout perfect for everyday living or entertaining. The exterior offers great curb appeal with a welcoming front entry and attached garage, while the interior design provides both openness and functionality. Located in a very safe and quiet neighborhood, this home offers a sense of comfort and

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 2006

Property features AI

Exterior

• Parking: 2-car garage (garage faces rear)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-story home; Vinyl siding and brick exterior; Rear-facing garage; Entry faces Pine St / located in Gateway subdivision
• Construction: Vinyl siding and brick construction; Composition roof; Slab foundation; Built with accessibility features including therapeutic whirlpool
• Exterior features: Partial privacy fencing; Level lot; Asphalt and concrete driveway/road surfaces

Interior

• Kitchen: Dishwasher; Microwave; Garbage disposal; Laminate counters
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Laminate flooring (implied by laminate counters and interior finishes)
• Bathrooms: 2 full bathrooms; Soaking tub in at least one bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Entrance foyer; Soaking tub / therapeutic whirlpool; Laminate countertops; Walk-in closet(s); Cathedral ceilings; Insulated double-pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $271k.

Deal economics

• At list price, monthly cash flow is $-36 ($-427/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (25.2% below list).
• Recommended offer: $202k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.6% in Branson — 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 77/100 on livability (#32 in MO, #2,940 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: employment C-, crime F.
• Branson R-IV (rural): math 48% / reading 52% proficiency, ranked #44 of 324 in MO (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cedar Ridge Primary (345 students, 72% FRL); Branson Jr. High (math 48% / reading 49%, grade C-, #81 of 391 statewide, top 21%, 724 students, 51% FRL); Branson High (math 42% / reading 56%, grade D, #145 of 521 statewide, top 28%, 1,423 students, 46% FRL).
• Market conditions: Rents rising (+2.9%/yr); 1061 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 46 days — a 3% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $29k (10%) 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 $202,434 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 11.1

CMA / ARV

• ARV (median comp): $267,202
• List price: $270,750
• Delta: 1.33%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-46,456
• Equity at exit: $40,370

10-year hold

• IRR: -9.7%
• Equity multiple: 0.41×
• Total profit: $-44,669
• Equity at exit: $23,410

Cash invested: $75,810 (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 65616

• Home prices YoY: -24.3%
• Rents YoY: 2.9%
• Active inventory: 1061
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$1,420
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-36

Break-even live

Break-even rent $2,069

Max offer price $264,468

Occupancy floor 97%

Sensitivity live

Price	-10% $118	-5% $41	+0% $-36	+5% $-112	+10% $-189
Rent	-10% $-195	-5% $-116	+0% $-36	+5% $44	+10% $124
Rate	-1.0pp $101	-0.5pp $33	base $-36	+0.5pp $-106	+1.0pp $-177

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: $67,688
• Closing costs: $8,122
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
745 Aaron Way Branson, MO	4.0	2.0	1575	$2,250	$1.43	45d	1	0.33mi
172 Forest Ln Branson, MO	3.0	3.0	1600	$1,750	$1.09	45d	1	1.13mi
190 Forest Ln Branson, MO	4.0	3.0	1550	$1,995	$1.29	45d	1	1.14mi
139 Woodland Dr N Branson, MO	3.0	2.0	1339	$1,750	$1.31	45d	1	1.20mi

Listing history 33 events

1. 2026-06-22
   days on market $270,750 Active 46 DOM
2. 2026-06-21
   days on market $270,750 Active 45 DOM
3. 2026-06-19
   days on market $270,750 Active 43 DOM
4. 2026-06-18
   days on market $270,750 Active 42 DOM
5. 2026-06-17
   days on market $270,750 Active 41 DOM
6. 2026-06-16
   days on market $270,750 Active 40 DOM
7. 2026-06-15
   days on market $270,750 Active 39 DOM
8. 2026-06-14
   days on market $270,750 Active 37 DOM
9. 2026-06-13
   price $270,750 Active 36 DOM
10. 2026-06-12
    days on market $285,000 Active 36 DOM
11. 2026-06-09
    days on market $285,000 Active 33 DOM
12. 2026-06-08
    days on market $285,000 Active 32 DOM
13. 2026-06-07
    days on market $285,000 Active 31 DOM
14. 2026-06-03
    days on market $285,000 Active 27 DOM
15. 2026-06-02
    days on market $285,000 Active 26 DOM
16. 2026-06-01
    days on market $285,000 Active 25 DOM
17. 2026-05-31
    days on market $285,000 Active 24 DOM
18. 2026-05-30
    days on market $285,000 Active 23 DOM
19. 2026-05-07
    listed $299,900 Active 1035-char remark
20. 2025-04-14
    historical $1,650
21. 2025-04-11
    listed $1,650
22. 2025-04-04
    historical $1,650
23. 2025-03-29
    price $1,650
24. 2025-03-16
    historical $2,000
25. 2025-03-14
    listed $2,000
26. 2025-02-20
    listed $2,000
27. 2024-08-26
    historical $2,000
28. 2024-07-21
    listed $2,000
29. 2023-12-22
    historical $2,000
30. 2023-12-14
    listed $2,000
31. 2023-11-11
    historical $1,250
32. 2023-11-10
    listed $1,250
33. 2006-10-04
    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: $1,226 · $102/mo
• Projected year-2 tax: $2,626 · $219/mo
• Expected delta: +$1,401/yr (+$117/mo · 114.3%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $24,292
• − Mortgage interest: −$15,166
• − Property taxes: −$1,226
• − Insurance: −$1,354
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$7,876
• Taxable loss: −$5,217
• Est. tax savings @ 24.0%: +$1,252
• After-tax cash flow: $825/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: Branson R-IV
• NCES district ID: 2905760
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $41,473
• Composite: 41.96/100
• National rank: #3347
• State rank: #44 of 324 in MO

Livability — Branson

• Score: 77/100
• State rank: #32
• US rank: #2940

Category grades

Amenities A- Commute A+ Cost of living A+ Crime F Employment C- Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branson, MO
• County: Taney County · 28,460 people
• City population: 28,460
• Metro: Branson, MO
• Population (ZIP): 28,460
• Household income: $60,489
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1065.0

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 10% Hispanic / Latino 10% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -64.45%
• Current HPI: 200.8392
• Rent YoY: ▲ 2.90%
• Metro: Branson, MO
• 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

+21560.0% since first listed

17 events — show timeline

• 2026-06-13 Price Changed $270,750 SOMO
• 2026-05-22 Price Changed $285,000 SOMO
• 2026-05-07 Listed $299,900 SOMO
• 2025-04-14 Rental Removed $1,650 APPFOLIO
• 2025-04-11 Listed for Rent $1,650 APPFOLIO
• 2025-04-04 Rental Removed $1,650 RENT.
• 2025-03-29 Price Changed $1,650 RENT.
• 2025-03-16 Rental Removed $2,000 APPFOLIO
• 2025-03-14 Listed for Rent $2,000 RENT.
• 2025-02-20 Listed for Rent $2,000 APPFOLIO
• 2024-08-26 Rental Removed $2,000 APPFOLIO
• 2024-07-21 Listed for Rent $2,000 APPFOLIO
• 2023-12-22 Rental Removed $2,000 APPFOLIO
• 2023-12-14 Listed for Rent $2,000 APPFOLIO
• 2023-11-11 Rental Removed $1,250 APPFOLIO
• 2023-11-10 Listed for Rent $1,250 APPFOLIO
• 2006-10-04 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,226 · -14.8% YoY. Source: county tax records.