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

$159,000

2 bd · 2.0 ba · 1,388 sqft · Condo · 251 Days on market

Built 1995 Good condition $115/sqft · 32% below area Est $233k · 32% under $460/mo HOA · 34% of rent ↓ 2% since listing

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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 +15.0/15.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• 1% rule +3.5/10.0
• Cash flow +3.4/30.0
• Rent growth +3.2/5.0
• 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 $159k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (44.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (14.7% below list).
• Recommended offer: $89k (44.3% below list) — sets the bar for cash-flow.

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); 1453 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 251 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 34% 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 $88,553 (44.3% 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 251 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.85% ✗
• Cap rate: 2.62%
• Cash-on-cash: -13.12%
• DSCR: 0.42
• GRM: 9.8

CMA / ARV

• ARV (median comp): $232,510
• List price: $159,000
• Delta: -31.62%
• 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
123 Oak Dr #6	0.12mi	2/2.0	1,359 (-2%)	1mo	$259,900	$191	90
200 Glory Rd Unit D3	0.55mi	2/2.0	1,435 (+3%)	1mo	$245,000	$171	68
351 S Wildwood 4-4 Dr	0.69mi	2/2.0	1,400 (+1%)	1mo	$250,000	$179	65
133 Birchwood Cir	0.60mi	3/2.0 (+1)	1,407 (+1%)	2mo	$250,000	$178	63
107 Residence Ln #4	0.17mi	3/2.5 (+1)	1,574 (+13%)	1mo	$279,900	$178	62
350 S Wildwood Dr #18	0.78mi	2/2.0	1,302 (-6%)	0mo	$207,000	$159	55
79 Anglers Pointe Apt 2	0.99mi	2/2.0	1,277 (-8%)	1mo	$280,000	$219	51
131 Birchwood Cir	0.59mi	3/2.0 (+1)	1,691 (+22%)	0mo	$260,000	$154	42
152 Oakridge Rd #1	1.06mi	3/2.0 (+1)	1,551 (+12%)	1mo	$359,000	$231	40
146 River Point Rd Unit 11	0.97mi	3/3.0 (+1)	1,517 (+9%)	1mo	$276,600	$182	39
540 Van Buren Rd #2	1.36mi	3/2.0 (+1)	1,200 (-14%)	0mo	$245,000	$204	37
561 Van Buren Road Rd	1.38mi	3/2.0 (+1)	1,200 (-14%)	1mo	$200,000	$167	37

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: -40.6%
• Equity multiple: -0.27×
• Total profit: $-56,606
• Equity at exit: $23,707

10-year hold

• IRR: -64.7%
• Equity multiple: -0.99×
• Total profit: $-88,545
• Equity at exit: $13,747

Cash invested: $44,520 (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: +30.7% 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: 1453
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$460
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-487

Break-even live

Break-even rent $1,973

Max offer price $88,553

Occupancy floor —

Sensitivity live

Price	-10% $-377	-5% $-432	+0% $-487	+5% $-542	+10% $-597
Rent	-10% $-594	-5% $-540	+0% $-487	+5% $-433	+10% $-380
Rate	-1.0pp $-407	-0.5pp $-446	base $-487	+0.5pp $-528	+1.0pp $-570

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: $39,750
• Closing costs: $4,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 Forest Ln Branson, MO	3.0	3.0	1600	$1,750	$1.09	139d	1	0.49mi
139 Woodland Dr N Branson, MO	3.0	2.0	1339	$1,750	$1.31	139d	1	0.56mi
400 Judy St #05 Branson, MO	2.0	1.0	900	$800	$0.89	139d	1	0.56mi
400 Judy St Branson, MO	2.0	1.0	900	$900	$1.00	139d	1	0.56mi
107 Garden Cir #3 Branson, MO	3.0	2.0	1100	$1,075	$0.98	139d	1	1.01mi
402 Scott Blvd Branson, MO	2.0–3.0	1.0–2.0	955	$748	$0.78	1d	1	1.21mi
540 Abby Ln #8 Branson, MO	2.0	2.0	1000	$1,100	$1.10	139d	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. 2026-09-23
   days on market $159,000 Active 251 DOM
2. 2026-09-21
   days on market $159,000 Active 249 DOM
3. 2026-09-20
   days on market $159,000 Active 248 DOM
4. 2026-09-19
   days on market $159,000 Active 247 DOM
5. 2026-09-18
   days on market $159,000 Active 246 DOM
6. 2026-09-17
   days on market $159,000 Active 245 DOM
7. 2026-09-16
   days on market $159,000 Active 244 DOM
8. 2026-09-15
   days on market $159,000 Active 243 DOM
9. 2026-09-14
   days on market $159,000 Active 242 DOM
10. 2026-09-13
    days on market $159,000 Active 241 DOM
11. 2026-09-12
    days on market $159,000 Active 240 DOM
12. 2026-09-11
    days on market $159,000 Active 239 DOM
13. 2026-09-05
    days on market $159,000 Active 233 DOM
14. 2026-09-04
    days on market $159,000 Active 232 DOM
15. 2026-09-03
    days on market $159,000 Active 231 DOM
16. 2026-09-02
    days on market $159,000 Active 230 DOM
17. 2026-08-30
    days on market $159,000 Active 227 DOM
18. 2026-08-29
    days on market $159,000 Active 226 DOM
19. 2026-08-28
    days on market $159,000 Active 225 DOM
20. 2026-08-27
    days on market $159,000 Active 224 DOM
21. 2026-08-25
    days on market $159,000 Active 222 DOM
22. 2026-08-24
    days on market $159,000 Active 221 DOM
23. 2026-08-23
    days on market $159,000 Active 220 DOM
24. 2026-08-22
    days on market $159,000 Active 219 DOM
25. 2026-08-21
    days on market $159,000 Active 218 DOM
26. 2026-08-20
    days on market $159,000 Active 217 DOM
27. 2026-08-19
    days on market $159,000 Active 216 DOM
28. 2026-08-18
    days on market $159,000 Active 215 DOM
29. 2026-08-17
    days on market $159,000 Active 214 DOM
30. 2026-08-16
    days on market $159,000 Active 213 DOM
31. 2026-08-15
    days on market $159,000 Active 212 DOM
32. 2026-08-15
    pricedays on market $159,000 Active 211 DOM
33. 2026-08-13
    days on market $185,900 Active 210 DOM
34. 2026-08-12
    days on market $185,900 Active 209 DOM
35. 2026-08-11
    days on market $185,900 Active 208 DOM
36. 2026-08-10
    days on market $185,900 Active 207 DOM
37. 2026-08-09
    days on market $185,900 Active 206 DOM
38. 2026-08-08
    days on market $185,900 Active 205 DOM
39. 2026-08-07
    days on market $185,900 Active 204 DOM
40. 2026-08-06
    days on market $185,900 Active 203 DOM
41. 2026-08-05
    days on market $185,900 Active 202 DOM
42. 2026-08-04
    days on market $185,900 Active 201 DOM
43. 2026-08-03
    days on market $185,900 Active 200 DOM
44. 2026-07-31
    days on market $185,900 Active 197 DOM
45. 2026-07-30
    days on market $185,900 Active 196 DOM
46. 2026-07-29
    days on market $185,900 Active 195 DOM
47. 2026-07-27
    days on market $185,900 Active 193 DOM
48. 2026-07-25
    days on market $185,900 Active 191 DOM
49. 2026-07-24
    days on market $185,900 Active 190 DOM
50. 2026-07-23
    days on market $185,900 Active 189 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: $16,283
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − HOA: −$5,520
• − Depreciation: −$4,625
• Taxable loss: −$8,554
• Est. tax savings @ 24.0%: +$2,053
• After-tax cash flow: $-3,789/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

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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

-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