31 Golfshores Dr #28 · Branson, MO 65616

$155,000

2 bd · 2.0 ba · 913 sqft · Condo · 70 Days on market

Built 1994 $170/sqft · 17% below area Est $186k · 17% under $225/mo HOA · 18% 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 +7.5/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to your own private retreat in Branson! Whether you are seeking an investment opportunity or a home away from home, this spacious 2-bedroom, end unit offers lovely water and golf views with a peaceful setting just minutes from the city's best entertainment, dining, and family attractions. Fall Creek has it's very own marina right within the subdivision, a perfect place to throw in your fishing line from their 500 foot dock, put in your kayak, or rent a boat. You will also find the State Park Marina a quick drive away if you're longing to hit the lake in your boat or take a walk along the beautiful Table Rock Lake. Relax in the quiet of the Ozarks after a fun-filled day and enjoy the sunset from your own private balcony. This updated active nightly rental condo offers ample opportunities with the ability to rent long term, short term, or make it your very own Branson getaway.

Key facts

• Golf views
• Water views
• State park marina

Tags

• WATER VIEWS
• GOLF VIEWS
• STATE PARK MARINA
• TABLE ROCK LAKE
• PRIVATE BALCONY
• ACTIVE NIGHTLY RENTAL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (18.4% below list).
• Recommended offer: $121k (22.2% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.5% 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.
• Market conditions: Rents rising (+2.9%/yr); 1048 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 70 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $14k (9%) 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 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,522 (22.2% 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 70 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.82% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 10.2

CMA / ARV

• ARV (median comp): $186,365
• List price: $155,000
• Delta: -16.83%
• 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: -25.5%
• Equity multiple: 0.13×
• Total profit: $-37,580
• Equity at exit: $23,111

10-year hold

• IRR: -22.0%
• Equity multiple: -0.13×
• Total profit: $-48,867
• Equity at exit: $13,402

Cash invested: $43,400 (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: 1048
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$813
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$65
• HOA: −$225
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-195

Break-even live

Break-even rent $1,511

Max offer price $120,522

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-151	+0% $-195	+5% $-239	+10% $-283
Rent	-10% $-295	-5% $-245	+0% $-195	+5% $-145	+10% $-95
Rate	-1.0pp $-117	-0.5pp $-156	base $-195	+0.5pp $-235	+1.0pp $-276

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Golfshores Dr #6 Branson, MO	2.0	2.0	1032	$1,500	$1.45	44d	1	0.10mi
1 Memory Ln #2 Branson, MO	1.0	1.0	750	$875	$1.17	44d	1	0.23mi
1 Memory Ln #1 Branson, MO	1.0	1.0	600	$900	$1.50	44d	1	0.23mi
21 Fall Creek Trl #1 Branson, MO	1.0	1.0	619	$800	$1.29	44d	1	0.36mi
25 Fall Creek Trl #8 Branson, MO	2.0	2.0	859	$900	$1.05	44d	1	0.41mi
540 Abby Ln #8 Branson, MO	2.0	2.0	1000	$1,100	$1.10	44d	1	0.63mi
680 Fall Creek Dr Apt 10 Branson, MO	2.0	2.0	750	$1,295	$1.73	44d	1	0.72mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-19
   days on market $155,000 Active 70 DOM
2. 2026-06-18
   days on market $155,000 Active 69 DOM
3. 2026-06-17
   days on market $155,000 Active 68 DOM
4. 2026-06-16
   days on market $155,000 Active 67 DOM
5. 2026-06-15
   days on market $155,000 Active 66 DOM
6. 2026-06-14
   days on market $155,000 Active 64 DOM
7. 2026-06-12
   days on market $155,000 Active 63 DOM
8. 2026-06-09
   days on market $155,000 Active 60 DOM
9. 2026-06-08
   days on market $155,000 Active 59 DOM
10. 2026-06-07
    days on market $155,000 Active 58 DOM
11. 2026-06-03
    days on market $155,000 Active 54 DOM
12. 2026-06-02
    pricedays on market $155,000 Active 53 DOM
13. 2026-06-01
    days on market $159,500 Active 52 DOM
14. 2026-05-31
    days on market $159,500 Active 51 DOM
15. 2026-05-30
    days on market $159,500 Active 50 DOM
16. 2026-04-28
    price $159,500 894-char remark

    Show marketing remark (894 chars)

    Escape to your own private retreat in Branson! Whether you are seeking an investment opportunity or a home away from home, this spacious 2-bedroom, end unit offers lovely water and golf views with a peaceful setting just minutes from the city's best entertainment, dining, and family attractions. Fall Creek has it's very own marina right within the subdivision, a perfect place to throw in your fishing line from their 500 foot dock, put in your kayak, or rent a boat. You will also find the State Park Marina a quick drive away if you're longing to hit the lake in your boat or take a walk along the beautiful Table Rock Lake. Relax in the quiet of the Ozarks after a fun-filled day and enjoy the sunset from your own private balcony. This updated active nightly rental condo offers ample opportunities with the ability to rent long term, short term, or make it your very own Branson getaway.

17. 2026-04-10
    listed $169,500 Active 894-char remark

    Show marketing remark (894 chars)

    Escape to your own private retreat in Branson! Whether you are seeking an investment opportunity or a home away from home, this spacious 2-bedroom, end unit offers lovely water and golf views with a peaceful setting just minutes from the city's best entertainment, dining, and family attractions. Fall Creek has it's very own marina right within the subdivision, a perfect place to throw in your fishing line from their 500 foot dock, put in your kayak, or rent a boat. You will also find the State Park Marina a quick drive away if you're longing to hit the lake in your boat or take a walk along the beautiful Table Rock Lake. Relax in the quiet of the Ozarks after a fun-filled day and enjoy the sunset from your own private balcony. This updated active nightly rental condo offers ample opportunities with the ability to rent long term, short term, or make it your very own Branson getaway.

18. 2017-02-16
    soldstatus
19. 2017-02-15
    soldstatus 430-char remark

    Show marketing remark (430 chars)

    A GREAT HOME OR VACATION HOME. Located in desirable Fall Creek Resort in a quiet spot overlooking a scenic waterway. New carpet, freshly painted, and ready for a new owner. Low COA fees cover trash removal, snow removal, street maintenance, security, landscaping, and exterior maintenance. Also includes insurance on the building. Enjoy a carefree, maintenance free lifestyle just minutes from shopping, entertainment, and dining.

20. 2016-06-07
    listed $47,000 430-char remark

    Show marketing remark (430 chars)

    A GREAT HOME OR VACATION HOME. Located in desirable Fall Creek Resort in a quiet spot overlooking a scenic waterway. New carpet, freshly painted, and ready for a new owner. Low COA fees cover trash removal, snow removal, street maintenance, security, landscaping, and exterior maintenance. Also includes insurance on the building. Enjoy a carefree, maintenance free lifestyle just minutes from shopping, entertainment, and dining.

21. 2007-12-11
    soldstatus
22. 2003-01-27
    soldstatus
23. 1995-12-29
    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: $1,096 · $91/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$407/yr (+$34/mo · 37.1%)

ⓘ 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 6/10 Major 8 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,169
• − Mortgage interest: −$8,682
• − Property taxes: −$1,096
• − Insurance: −$775
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − HOA: −$2,700
• − Depreciation: −$4,509
• Taxable loss: −$5,021
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $-1,137/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

+239.4% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $159,500 SOMO
• 2026-04-10 Listed $169,500 SOMO
• 2017-02-16 Sold (Public Records) — Public Records
• 2017-02-15 Sold (MLS) — SOMO
• 2016-06-07 Listed $47,000 SOMO
• 2007-12-11 Sold (Public Records) — Public Records
• 2003-01-27 Sold (Public Records) — Public Records
• 1995-12-29 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,096 · +6.6% YoY. Source: county tax records.