860 Silvercliff Way · Branson, MO 65737

$550,000

5 bd · 4.0 ba · 3,871 sqft · Other · 186 Days on market

Built 2007 0.38 ac lot $142/sqft · 10% below area Est $613k · 10% under $181/mo HOA · 4% of rent ↓ 1% 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).

• Cash flow +12.2/30.0
• ARV discount +12.1/15.0
• 1% rule +3.9/10.0
• Appreciation +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

So much home and quality for the price! Value for money within a gated community. Do not pass this up!Located in the highly sought-after Branson School District, this stunning home in Stonebridge Village offers the perfect blend of comfort, space, and resort-style living. This is one you don't want to pause on--its thoughtful layout, generous proportions, and seamless flow make it ideal for both everyday living and entertaining. Set within the prestigious, gated Stonebridge community, residents enjoy access to a championship golf course, clubhouse with restaurant, pickleball and tennis courts, multiple swimming pools, children's play areas, and more--creating a lifestyle that feels like a year-round retreat. The home has been meticulously maintained and offers a 3-car garage, a spacious primary suite on the main level, and an inviting enclosed sunroom with ceiling fan that heats and cools providing a comfortable space to relax in every season. The main living area is anchored by a propane FIREPLACE, while the kitchen shines with beautiful New Countertops and ample space for cooking and gathering. The lower level expands the living space even further, featuring a wet bar, a second propane FIREPLACE, a dedicated home gym, and two additional en-suite bedrooms, offering privacy and flexibility for guests or family members. Storage will never be a concern--this home delivers abundant space throughout, including a massive crawl space where the owner has cleverly created a functional workspace that truly must be seen to be appreciated. With room for everyone and everything, this home offers versatility, comfort, and access to unmatched amenities in one of the area's most desirable communities. Schedule your showing today and experience all this exceptional property has to offer. Just minutes from Branson attractions, Silver Dollar City, Table Rock Lake, and Hwy 76.

Key facts

• 0.38 acre lot
• 3 garage spots
• Community pool

Tags

• GATED STONEBRIDGE COMMUNITY
• CHAMPIONSHIP GOLF COURSE
• CLUBHOUSE WITH RESTAURANT
• PICKLEBALL AND TENNIS COURTS
• MULTIPLE SWIMMING POOLS
• CHILDREN'S PLAY AREAS

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $550k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $534k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $490k (10.9% below list).
• Recommended offer: $484k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 342 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $4k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($484k) is reasonable based on typical stale-listing flexibility.

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 $484,000 (12.0% 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 186 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 9.4

CMA / ARV

• ARV (median comp): $612,791
• List price: $550,000
• Delta: -10.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.50×
• Total profit: $-76,773
• Equity at exit: $102,464

10-year hold

• IRR: -5.0%
• Equity multiple: 0.62×
• Total profit: $-58,201
• Equity at exit: $83,450

Cash invested: $154,000 (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 65737

• Home prices YoY: -0.9%
• Active inventory: 342
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,900 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$181
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $-111

Break-even live

Break-even rent $5,040

Max offer price $533,949

Occupancy floor 97%

Sensitivity live

Price	-10% $269	-5% $79	+0% $-111	+5% $-301	+10% $-491
Rent	-10% $-498	-5% $-304	+0% $-111	+5% $83	+10% $276
Rate	-1.0pp $166	-0.5pp $29	base $-111	+0.5pp $-253	+1.0pp $-398

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5558 State Highway 265 Unit 5BR Branson, MO	5.0	2.0	3500	$4,900	$1.40	44d	1	1.45mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: poolgymsecurity

Listing history 21 events

1. 2026-06-19
   days on market $550,000 Active 186 DOM
2. 2026-06-18
   days on market $550,000 Active 185 DOM
3. 2026-06-17
   days on market $550,000 Active 184 DOM
4. 2026-06-16
   days on market $550,000 Active 183 DOM
5. 2026-06-15
   days on market $550,000 Active 182 DOM
6. 2026-06-14
   days on market $550,000 Active 180 DOM
7. 2026-06-12
   days on market $550,000 Active 179 DOM
8. 2026-06-09
   days on market $550,000 Active 176 DOM
9. 2026-06-08
   days on market $550,000 Active 175 DOM
10. 2026-06-07
    days on market $550,000 Active 174 DOM
11. 2026-06-05
    days on market $550,000 Active 171 DOM
12. 2026-06-03
    days on market $550,000 Active 170 DOM
13. 2026-06-02
    days on market $550,000 Active 169 DOM
14. 2026-06-01
    days on market $550,000 Active 168 DOM
15. 2026-05-31
    days on market $550,000 Active 167 DOM
16. 2026-05-30
    days on market $550,000 Active 166 DOM
17. 2026-04-15
    price $558,000 1890-char remark

    Show marketing remark (1890 chars)

    So much home and quality for the price! Value for money within a gated community. Do not pass this up!Located in the highly sought-after Branson School District, this stunning home in Stonebridge Village offers the perfect blend of comfort, space, and resort-style living. This is one you don't want to pause on--its thoughtful layout, generous proportions, and seamless flow make it ideal for both everyday living and entertaining. Set within the prestigious, gated Stonebridge community, residents enjoy access to a championship golf course, clubhouse with restaurant, pickleball and tennis courts, multiple swimming pools, children's play areas, and more--creating a lifestyle that feels like a year-round retreat. The home has been meticulously maintained and offers a 3-car garage, a spacious primary suite on the main level, and an inviting enclosed sunroom with ceiling fan that heats and cools providing a comfortable space to relax in every season. The main living area is anchored by a propane FIREPLACE, while the kitchen shines with beautiful New Countertops and ample space for cooking and gathering. The lower level expands the living space even further, featuring a wet bar, a second propane FIREPLACE, a dedicated home gym, and two additional en-suite bedrooms, offering privacy and flexibility for guests or family members. Storage will never be a concern--this home delivers abundant space throughout, including a massive crawl space where the owner has cleverly created a functional workspace that truly must be seen to be appreciated. With room for everyone and everything, this home offers versatility, comfort, and access to unmatched amenities in one of the area's most desirable communities. Schedule your showing today and experience all this exceptional property has to offer. Just minutes from Branson attractions, Silver Dollar City, Table Rock Lake, and Hwy 76.

18. 2025-12-15
    listed $565,000 Active 1890-char remark

    Show marketing remark (1890 chars)

    So much home and quality for the price! Value for money within a gated community. Do not pass this up!Located in the highly sought-after Branson School District, this stunning home in Stonebridge Village offers the perfect blend of comfort, space, and resort-style living. This is one you don't want to pause on--its thoughtful layout, generous proportions, and seamless flow make it ideal for both everyday living and entertaining. Set within the prestigious, gated Stonebridge community, residents enjoy access to a championship golf course, clubhouse with restaurant, pickleball and tennis courts, multiple swimming pools, children's play areas, and more--creating a lifestyle that feels like a year-round retreat. The home has been meticulously maintained and offers a 3-car garage, a spacious primary suite on the main level, and an inviting enclosed sunroom with ceiling fan that heats and cools providing a comfortable space to relax in every season. The main living area is anchored by a propane FIREPLACE, while the kitchen shines with beautiful New Countertops and ample space for cooking and gathering. The lower level expands the living space even further, featuring a wet bar, a second propane FIREPLACE, a dedicated home gym, and two additional en-suite bedrooms, offering privacy and flexibility for guests or family members. Storage will never be a concern--this home delivers abundant space throughout, including a massive crawl space where the owner has cleverly created a functional workspace that truly must be seen to be appreciated. With room for everyone and everything, this home offers versatility, comfort, and access to unmatched amenities in one of the area's most desirable communities. Schedule your showing today and experience all this exceptional property has to offer. Just minutes from Branson attractions, Silver Dollar City, Table Rock Lake, and Hwy 76.

19. 2012-03-05
    soldstatus
20. 2006-12-29
    soldstatus
21. 1996-09-01
    soldstatus

ⓘ 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 ≥105°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: $58,800
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,704
• − Management: −$4,704
• − HOA: −$2,172
• − Depreciation: −$16,000
• Taxable loss: −$10,589
• Est. tax savings @ 24.0%: +$2,541
• After-tax cash flow: $1,210/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: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 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

• City population: 28,460
• Population (ZIP): 8,279

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.17%
• Current HPI: 239.032
• Rent YoY: —
• Metro: —
• 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

-1.2% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $558,000 SOMO
• 2025-12-15 Listed $565,000 SOMO
• 2012-03-05 Sold (Public Records) — Public Records
• 2006-12-29 Sold (Public Records) — Public Records
• 1996-09-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $171 · -0.0% YoY. Source: county tax records.