120 Oxford Ct Unit 5-4 · Branson, MO 65616

$185,900

2 bd · 2.0 ba · 1,388 sqft · Condo · 205 Days on market

Built 1995 Good condition $134/sqft · 21% below area Est $234k · 21% under $460/mo HOA · 33% of rent ↓ 2% since listing

---

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
• Schools +4.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Cash flow +2.4/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious first-floor condo features two bedrooms and two baths with a thoughtfully designed layout. Interior highlights include a cozy fireplace, crown molding, walk-in closets, and a generous primary suite offering ample counter space with dual sinks, along with a soaking tub and separate shower. A covered patio extends the living space outdoors, providing a great place to relax. Ideally located in Branson just minutes from the 76 Strip, this condo offers convenient access to shopping, dining, and entertainment--well suited for full-time living or second home.

Key facts

• Convenient access
• Walk-in closets
• Covered patio

Tags

• COZY FIREPLACE
• CROWN MOLDING
• WALK-IN CLOSETS
• COVERED PATIO
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $186k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (50.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (25.4% below list).
• Recommended offer: $92k (50.5% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 2.8% in Branson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 205 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $92,023 (50.5% 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 205 days. Have you received any prior offers? Is the seller open to a 50% 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: 0.75% ✗
• Cap rate: 2.11%
• Cash-on-cash: -14.96%
• DSCR: 0.33
• GRM: 11.2

CMA / ARV

• ARV (median comp): $233,951
• List price: $185,900
• Delta: -20.54%
• 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
106 Oxford Dr #8	0.06mi	2/2.0	1,315 (-5%)	1mo	$227,900	$173	87
133 Birchwood Cir	0.60mi	3/2.0 (+1)	1,407 (+1%)	0mo	$250,000	$178	65
77 Anglers Pointe Unit 77-1	1.02mi	2/2.0	1,394 (+0%)	1mo	$275,000	$197	64
310 S Wildwood Dr Unit 10-5	0.64mi	2/2.0	1,292 (-7%)	1mo	$244,900	$190	58
310 S Wildwood Dr Unit Bld 7, Unit 1	0.64mi	3/3.0 (+1)	1,339 (-4%)	0mo	$249,900	$187	55
108 Garden Cir #4	1.01mi	2/2.0	1,080 (-22%)	1mo	$145,000	$134	39
108 Garden Cir #2	1.01mi	2/2.0	1,080 (-22%)	1mo	$145,000	$134	39
159 Doyle Ct	0.70mi	3/1.5 (+1)	1,200 (-14%)	0mo	$190,000	$158	37
252 Groton St	0.94mi	3/2.0 (+1)	1,584 (+14%)	0mo	$275,000	$174	36
108 Garden Cir #3	1.01mi	3/2.0 (+1)	1,135 (-18%)	1mo	$150,000	$132	34
108 Garden Cir #1	1.01mi	3/2.0 (+1)	1,135 (-18%)	1mo	$150,000	$132	34
123 River Point Rd #34	0.97mi	3/3.0 (+1)	1,644 (+18%)	1mo	$249,000	$151	30

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: -44.8%
• Equity multiple: -0.37×
• Total profit: $-71,280
• Equity at exit: $27,718

10-year hold

• IRR: -80.0%
• Equity multiple: -1.20×
• Total profit: $-114,613
• Equity at exit: $16,073

Cash invested: $52,052 (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 · 1 under contract
• Median asking: $195,500 ($128/sqft)
• Median days on market: 48 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.5% 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: 11.2×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$975
• Tax est. 1.5%: −$232 /mo · $2,788/yr
• Insurance: −$77
• HOA: −$460
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-649

Break-even live

Break-even rent $2,208

Max offer price $92,023

Occupancy floor —

Sensitivity live

Price	-10% $-520	-5% $-585	+0% $-649	+5% $-713	+10% $-777
Rent	-10% $-758	-5% $-704	+0% $-649	+5% $-594	+10% $-539
Rate	-1.0pp $-555	-0.5pp $-601	base $-649	+0.5pp $-697	+1.0pp $-746

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: $46,475
• Closing costs: $5,577
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 Forest Ln Branson, MO	3.0	3.0	1600	$1,750	$1.09	93d	1	0.49mi
139 Woodland Dr N Branson, MO	3.0	2.0	1339	$1,750	$1.31	93d	1	0.56mi
400 Judy St #05 Branson, MO	2.0	1.0	900	$800	$0.89	93d	1	0.56mi
400 Judy St Branson, MO	2.0	1.0	900	$900	$1.00	93d	1	0.56mi
107 Garden Cir #3 Branson, MO	3.0	2.0	1100	$1,075	$0.98	93d	1	1.01mi
540 Abby Ln #8 Branson, MO	2.0	2.0	1000	$1,100	$1.10	93d	1	1.29mi

HOA detail $460/mo · $5,520/yr condo

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

Listing history 50 events

1. 2026-08-08
   days on market $185,900 Active 205 DOM
2. 2026-08-07
   days on market $185,900 Active 204 DOM
3. 2026-08-06
   days on market $185,900 Active 203 DOM
4. 2026-08-05
   days on market $185,900 Active 202 DOM
5. 2026-08-04
   days on market $185,900 Active 201 DOM
6. 2026-08-03
   days on market $185,900 Active 200 DOM
7. 2026-07-31
   days on market $185,900 Active 197 DOM
8. 2026-07-30
   days on market $185,900 Active 196 DOM
9. 2026-07-29
   days on market $185,900 Active 195 DOM
10. 2026-07-27
    days on market $185,900 Active 193 DOM
11. 2026-07-25
    days on market $185,900 Active 191 DOM
12. 2026-07-24
    days on market $185,900 Active 190 DOM
13. 2026-07-23
    days on market $185,900 Active 189 DOM
14. 2026-07-22
    days on market $185,900 Active 188 DOM
15. 2026-07-21
    days on market $185,900 Active 187 DOM
16. 2026-07-18
    days on market $185,900 Active 184 DOM
17. 2026-07-16
    days on market $185,900 Active 182 DOM
18. 2026-07-15
    days on market $185,900 Active 181 DOM
19. 2026-07-14
    days on market $185,900 Active 180 DOM
20. 2026-07-13
    days on market $185,900 Active 179 DOM
21. 2026-07-12
    days on market $185,900 Active 178 DOM
22. 2026-07-11
    days on market $185,900 Active 177 DOM
23. 2026-07-11
    days on market $185,900 Active 176 DOM
24. 2026-07-09
    days on market $185,900 Active 175 DOM
25. 2026-07-08
    days on market $185,900 Active 174 DOM
26. 2026-07-07
    days on market $185,900 Active 173 DOM
27. 2026-07-06
    days on market $185,900 Active 172 DOM
28. 2026-07-05
    days on market $185,900 Active 171 DOM
29. 2026-07-04
    days on market $185,900 Active 170 DOM
30. 2026-07-03
    days on market $185,900 Active 169 DOM
31. 2026-07-02
    days on market $185,900 Active 168 DOM
32. 2026-07-01
    days on market $185,900 Active 167 DOM
33. 2026-06-30
    days on market $185,900 Active 166 DOM
34. 2026-06-29
    days on market $185,900 Active 165 DOM
35. 2026-06-28
    days on market $185,900 Active 164 DOM
36. 2026-06-27
    days on market $185,900 Active 163 DOM
37. 2026-06-26
    days on market $185,900 Active 161 DOM
38. 2026-06-22
    days on market $185,900 Active 158 DOM
39. 2026-06-21
    days on market $185,900 Active 157 DOM
40. 2026-06-19
    days on market $185,900 Active 155 DOM
41. 2026-06-18
    days on market $185,900 Active 154 DOM
42. 2026-06-17
    days on market $185,900 Active 153 DOM
43. 2026-06-16
    days on market $185,900 Active 152 DOM
44. 2026-06-15
    days on market $185,900 Active 151 DOM
45. 2026-06-14
    days on market $185,900 Active 149 DOM
46. 2026-06-12
    days on market $185,900 Active 148 DOM
47. 2026-06-09
    days on market $185,900 Active 145 DOM
48. 2026-06-08
    days on market $185,900 Active 144 DOM
49. 2026-06-07
    days on market $185,900 Active 143 DOM
50. 2026-06-03
    days on market $185,900 Active 139 DOM

ⓘ 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 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: $16,647
• − Mortgage interest: −$10,413
• − Property taxes: −$2,788
• − Insurance: −$930
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − HOA: −$5,520
• − Depreciation: −$5,408
• Taxable loss: −$11,076
• Est. tax savings @ 24.0%: +$2,658
• After-tax cash flow: $-5,127/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 Est. rehab $6,940–$20,820 screening

This spacious first-floor condo in Branson is in good condition with a good condition score of 75. It has a good exterior, average interior, and good HVAC. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and resale value.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet — improves comfort and reduces maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

---

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

-2.1% since first listed

3 events — show timeline

• 2026-04-03 Price Changed $191,000 SOMO
• 2026-04-03 Price Changed $194,500 SOMO
• 2026-01-15 Listed $195,000 SOMO