3014 North Vineyards Terrace Ter #1 · Branson, MO 65616

$225,500

3 bd · 2.0 ba · 1,173 sqft · Condo · 211 Days on market

Built 2023 Good condition $192/sqft · 11% below area Est $252k · 11% under $300/mo HOA · 16% of rent

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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).

• ARV discount +12.2/15.0
• Cash flow +6.2/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a new place to invest, Second Home, or Full Time Living? RARE Condo Opportunity, Lending is available for approved buyers 10% down second home 15% down investment with a 30 year fixed! Ask your Realtor about further details. Look no further! This brand-new walk-in condo offers the perfect combination of comfort, convenience, and style. With, top-of-the-line amenities, and spacious floor plans, our condos are sure to exceed your expectations. Vacation Rental Approved with no management restrictions! Don't wait - make your move today and start Living, Vacationing and Investing in Branson. Turnkey Options are available for additional $$$ Please be aware that these are newly constructed units and do not come furnished. The photos provided are staged for presentation purposes only. If you have any further inquiries, please don't hesitate to contact your agent.

Key facts

• $300 HOA
• Community pool
• Built 2023

Tags

• RARE CONDO OPPORTUNITY
• VACATION RENTAL APPROVED
• NEWLY CONSTRUCTED UNITS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (18.5% below list).
• Recommended offer: $167k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 2.8% 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); 1267 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 36% 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 $7k 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 211 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $166,608 (26.1% 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 211 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.81% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.74%
• DSCR: 0.66
• GRM: 10.2

CMA / ARV

• ARV (median comp): $252,099
• List price: $225,500
• Delta: -10.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2955 Vineyard Pkwy #3	0.08mi	3/2.0	1,161 (-1%)	0mo	$175,000	$151	94
2955 Vineyards Pkwy #4	0.09mi	3/2.0	1,161 (-1%)	0mo	$175,000	$151	94
3004 North Vineyards Terrace Ter Unit 36-2	0.06mi	3/2.0	1,147 (-2%)	2mo	$247,500	$216	92
3107 S Vineyards Ter #4	0.09mi	3/2.0	1,147 (-2%)	0mo	$267,900	$234	92
2954 Vineyards Pkwy Unit 22-5	0.12mi	3/2.0	1,147 (-2%)	3mo	$159,500	$139	88
2954 Vineyards Pkwy Unit 22-6	0.12mi	3/2.0	1,147 (-2%)	3mo	$159,500	$139	88
2910 Vineyard Pkwy #2	0.12mi	3/2.0	1,147 (-2%)	4mo	$167,500	$146	88
310 Sunset Cv #333	1.37mi	2/2.0 (-1)	1,214 (+4%)	3mo	$295,000	$243	52
800 Compton Ridge Rd	1.34mi	3/2.0	1,287 (+10%)	3mo	$164,900	$128	46
80 Celebration Cove Cir	1.12mi	3/2.0	1,412 (+20%)	1mo	$359,500	$255	39
80 Celebration Cove Cir #354	1.12mi	2/2.0 (-1)	1,412 (+20%)	1mo	$389,000	$275	34
200 Majestic Dr #219	1.24mi	2/2.0 (-1)	1,420 (+21%)	2mo	$380,000	$268	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -29.8%
• Equity multiple: 0.01×
• Total profit: $-62,435
• Equity at exit: $33,623

10-year hold

• IRR: -30.9%
• Equity multiple: -0.39×
• Total profit: $-87,640
• Equity at exit: $19,497

Cash invested: $63,140 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $189,000 ($165/sqft)
• Median days on market: 354 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +30.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65616

• Home prices YoY: -24.3%
• Rents YoY: 2.9%
• Active inventory: 1267
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$1,183
• Tax est. 1.5%: −$282 /mo · $3,382/yr
• Insurance: −$94
• HOA: −$300
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-407

Break-even live

Break-even rent $2,352

Max offer price $166,608

Occupancy floor —

Sensitivity live

Price	-10% $-251	-5% $-329	+0% $-407	+5% $-485	+10% $-563
Rent	-10% $-552	-5% $-480	+0% $-407	+5% $-334	+10% $-262
Rate	-1.0pp $-293	-0.5pp $-350	base $-407	+0.5pp $-465	+1.0pp $-525

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: $56,375
• Closing costs: $6,765
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 Vineyards Pkwy #2 Branson, MO	3.0	2.0	1147	$1,850	$1.61	93d	1	0.11mi
2905 Vineyards Pkwy #5 Branson, MO	3.0	2.0	1147	$1,850	$1.61	93d	1	0.11mi
3515 Arlene St Branson, MO	2.0	2.0	880	$1,025	$1.16	93d	1	0.73mi
513 Lakewood Rd Branson, MO	3.0	3.0	1487	$1,750	$1.18	93d	1	1.07mi
325 Majestic Dr Branson, MO	1.0–3.0	1.0–2.0	941	$1,650	$1.75	93d	2	1.27mi

HOA detail $300/mo · $3,600/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $225,500 Active 211 DOM
2. 2026-08-07
   days on market $225,500 Active 210 DOM
3. 2026-08-06
   days on market $225,500 Active 209 DOM
4. 2026-08-05
   days on market $225,500 Active 208 DOM
5. 2026-08-04
   days on market $225,500 Active 207 DOM
6. 2026-08-03
   days on market $225,500 Active 206 DOM
7. 2026-07-31
   days on market $225,500 Active 203 DOM
8. 2026-07-30
   days on market $225,500 Active 202 DOM
9. 2026-07-29
   days on market $225,500 Active 201 DOM
10. 2026-07-27
    days on market $225,500 Active 199 DOM
11. 2026-07-25
    days on market $225,500 Active 197 DOM
12. 2026-07-24
    days on market $225,500 Active 196 DOM
13. 2026-07-23
    days on market $225,500 Active 195 DOM
14. 2026-07-22
    days on market $225,500 Active 194 DOM
15. 2026-07-21
    days on market $225,500 Active 193 DOM
16. 2026-07-18
    days on market $225,500 Active 190 DOM
17. 2026-07-16
    days on market $225,500 Active 188 DOM
18. 2026-07-15
    days on market $225,500 Active 187 DOM
19. 2026-07-14
    days on market $225,500 Active 186 DOM
20. 2026-07-13
    days on market $225,500 Active 185 DOM
21. 2026-07-12
    days on market $225,500 Active 184 DOM
22. 2026-07-11
    days on market $225,500 Active 183 DOM
23. 2026-07-11
    days on market $225,500 Active 182 DOM
24. 2026-07-09
    days on market $225,500 Active 181 DOM
25. 2026-07-08
    days on market $225,500 Active 180 DOM
26. 2026-07-07
    days on market $225,500 Active 179 DOM
27. 2026-07-06
    days on market $225,500 Active 178 DOM
28. 2026-07-05
    days on market $225,500 Active 177 DOM
29. 2026-07-04
    days on market $225,500 Active 176 DOM
30. 2026-07-03
    days on market $225,500 Active 175 DOM
31. 2026-07-02
    days on market $225,500 Active 174 DOM
32. 2026-07-01
    days on market $225,500 Active 173 DOM
33. 2026-06-30
    days on market $225,500 Active 172 DOM
34. 2026-06-29
    days on market $225,500 Active 171 DOM
35. 2026-06-28
    days on market $225,500 Active 170 DOM
36. 2026-06-27
    days on market $225,500 Active 169 DOM
37. 2026-06-26
    days on market $225,500 Active 167 DOM
38. 2026-06-22
    days on market $225,500 Active 164 DOM
39. 2026-06-21
    days on market $225,500 Active 163 DOM
40. 2026-06-19
    days on market $225,500 Active 161 DOM
41. 2026-06-18
    days on market $225,500 Active 160 DOM
42. 2026-06-17
    days on market $225,500 Active 159 DOM
43. 2026-06-16
    days on market $225,500 Active 158 DOM
44. 2026-06-15
    days on market $225,500 Active 157 DOM
45. 2026-06-14
    days on market $225,500 Active 155 DOM
46. 2026-06-12
    days on market $225,500 Active 154 DOM
47. 2026-06-09
    days on market $225,500 Active 151 DOM
48. 2026-06-08
    days on market $225,500 Active 150 DOM
49. 2026-06-07
    days on market $225,500 Active 149 DOM
50. 2026-06-03
    days on market $225,500 Active 145 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,046
• − Mortgage interest: −$12,632
• − Property taxes: −$3,382
• − Insurance: −$1,128
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$3,600
• − Depreciation: −$6,560
• Taxable loss: −$8,783
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $-2,776/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 80/100 None rehab

This turnkey condo in Branson is in excellent condition with modern amenities and a great location. It's ready for immediate occupancy and can be easily enhanced with minor updates to further increase its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Both Adding smart home features — Improves convenience and adds modern amenities that can increase both resale and rental value. ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Cedar Ridge Primary Middle Branson Jr. High C- MO #81/391 Nat'l #3,846/14,009 High Branson High D MO #145/521 Nat'l #6,078/17,239

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

B Composite livability gradescore 77/100

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 · 59,017 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: 6% of renters

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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%

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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%

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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

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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

3 events — show timeline

• 2026-03-24 Relisted — SOMO
• 2026-03-18 Pending — SOMO
• 2026-01-03 Listed $225,500 SOMO