530 Spring Creek Rd Apt 11 · Branson, MO 65616

$130,000

1 bd · 1.0 ba · 719 sqft · Condo · 98 Days on market

Built 1999 Good condition $181/sqft · 31% below area Est $188k · 31% under $115/mo HOA · 10% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 1 bedroom, 1 bathroom condo at The Champions at Thousand Hills, located in the heart of Branson. This unit is approved for short-term rentals and is being sold fully furnished, making it an excellent turnkey investment opportunity, vacation rental, or personal getaway. Enjoy being just minutes from Branson's top entertainment, restaurants, shopping, and attractions, while also having access to great on-site amenities including Thousand Hills Golf Course, a community pool, and tennis courts. Whether you're looking for a low-maintenance investment property or a convenient place to stay while enjoying everything Branson has to offer, this condo offers the perfect combination of location, flexibility, and lifestyle.

Key facts

• Community pool
• Tennis courts
• Turnkey investment

Tags

• FULLY FURNISHED
• TURNKEY INVESTMENT
• THOUSAND HILLS GOLF COURSE
• COMMUNITY POOL
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (15.7% below list).
• Recommended offer: $109k (16.5% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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 Elementary (math 52% / reading 47%, grade D, #284 of 1,115 statewide, top 30%, 503 students, 65% 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); 1057 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 of loan paydown is wiped out by about $4k 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 98 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $108,579 (16.5% 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 98 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.84% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 9.9

CMA / ARV

• ARV (median comp): $187,939
• List price: $130,000
• Delta: -30.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-30,517
• Equity at exit: $19,383

10-year hold

• IRR: -20.3%
• Equity multiple: -0.07×
• Total profit: $-38,811
• Equity at exit: $11,240

Cash invested: $36,400 (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: 1057
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,095 high
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$115
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-148

Break-even live

Break-even rent $1,283

Max offer price $108,579

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-103	+0% $-148	+5% $-193	+10% $-238
Rent	-10% $-235	-5% $-191	+0% $-148	+5% $-105	+10% $-61
Rate	-1.0pp $-83	-0.5pp $-115	base $-148	+0.5pp $-182	+1.0pp $-216

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Windsor Ct Apt 206 Branson, MO	1.0	1.0	715	$1,195	$1.67	45d	1	0.49mi
750 Windsor Ct Unit GQ 106 Branson, MO	1.0	1.0	715	$1,050	$1.47	45d	1	0.49mi
406 Judy St Unit 21 Branson, MO	1.0	1.0	650	$745	$1.15	45d	1	0.54mi
2425 W 76 Country Blvd Branson, MO	1.0	1.0–1.5	365	$950	$2.60	25d	1	0.89mi
300 Francis St Branson, MO	1.0	1.0	427	$1,025	$2.40	15d	22	0.95mi
1910 W 76 Country Blvd Branson, MO	—	1.0	535	$1,200	$2.24	45d	1	1.05mi
2849 Gretna Rd Apt 10 Branson, MO	1.0	1.0	360	$695	$1.93	45d	1	1.39mi
680 Fall Creek Dr Apt 10 Branson, MO	2.0	2.0	750	$1,295	$1.73	45d	1	1.40mi

HOA detail condo

• Monthly dues: $115 · $1,380/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $130,000 Active 98 DOM
2. 2026-06-19
   days on market $130,000 Active 96 DOM
3. 2026-06-18
   days on market $130,000 Active 95 DOM
4. 2026-06-17
   days on market $130,000 Active 94 DOM
5. 2026-06-16
   days on market $130,000 Active 93 DOM
6. 2026-06-15
   days on market $130,000 Active 92 DOM
7. 2026-06-14
   days on market $130,000 Active 90 DOM
8. 2026-06-12
   days on market $130,000 Active 89 DOM
9. 2026-06-09
   days on market $130,000 Active 86 DOM
10. 2026-06-08
    days on market $130,000 Active 85 DOM
11. 2026-06-07
    days on market $130,000 Active 84 DOM
12. 2026-06-03
    days on market $130,000 Active 80 DOM
13. 2026-06-02
    days on market $130,000 Active 79 DOM
14. 2026-06-01
    days on market $130,000 Active 78 DOM
15. 2026-05-31
    days on market $130,000 Active 77 DOM
16. 2026-05-30
    days on market $130,000 Active 76 DOM
17. 2026-03-15
    listed $130,000 Active 753-char remark

    Show marketing remark (753 chars)

    Welcome to this well-maintained 1 bedroom, 1 bathroom condo at The Champions at Thousand Hills, located in the heart of Branson. This unit is approved for short-term rentals and is being sold fully furnished, making it an excellent turnkey investment opportunity, vacation rental, or personal getaway. Enjoy being just minutes from Branson's top entertainment, restaurants, shopping, and attractions, while also having access to great on-site amenities including Thousand Hills Golf Course, a community pool, and tennis courts. Whether you're looking for a low-maintenance investment property or a convenient place to stay while enjoying everything Branson has to offer, this condo offers the perfect combination of location, flexibility, and lifestyle.

18. 2022-04-20
    soldstatus 371-char remark

    Show marketing remark (371 chars)

    UPDATE, UPDATE: NEW LVP FLOORING!! Looking for a great nightly rental condo or your own private home? Look no further. This top floor 1 bedroom 1 bath condo has been freshly painted and includes a private covered deck overlooking the many amenities this condo has to offer. The condo is located in the heart of Branson, near all the shows, shopping & restaurants.

19. 2022-02-26
    listed $125,500 371-char remark

    Show marketing remark (371 chars)

    UPDATE, UPDATE: NEW LVP FLOORING!! Looking for a great nightly rental condo or your own private home? Look no further. This top floor 1 bedroom 1 bath condo has been freshly painted and includes a private covered deck overlooking the many amenities this condo has to offer. The condo is located in the heart of Branson, near all the shows, shopping & restaurants.

20. 2021-03-23
    soldstatus
21. 2020-12-26
    listed $100,000
22. 2019-08-02
    soldstatus
23. 2019-04-06
    listed $45,000

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,145
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,052
• − Management: −$1,052
• − HOA: −$1,380
• − Depreciation: −$3,782
• Taxable loss: −$4,002
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-816/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

Good 75/100 Cosmetic rehab

This well-maintained 1-bedroom condo is ready for move-in and offers a great rental opportunity in Branson.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and rental value
• Both Painting exterior and interior — Improves appearance and rental value
• Both Upgrading appliances — Enhances appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Both Painting exterior and interior — Improves appearance and rental value ↑
• Both Upgrading appliances — Enhances appeal and rental value ↑

ⓘ 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: 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

+188.9% since first listed

7 events — show timeline

• 2026-03-15 Listed $130,000 SOMO
• 2022-04-20 Sold (MLS) — SOMO
• 2022-02-26 Listed $125,500 SOMO
• 2021-03-23 Sold (MLS) — SOMO
• 2020-12-26 Listed $100,000 SOMO
• 2019-08-02 Sold (MLS) — SOMO
• 2019-04-06 Listed $45,000 SOMO