133 Sunny Ln · Branson West, MO 65737

$174,900

4 bd · 1.5 ba · 1,782 sqft · Other · 71 Days on market

Built 1999 Fair condition 0.60 ac lot $98/sqft · 42% below area Est $299k · 42% under ↓ 8% since listing

---

Why this score? — see what drove the C+ 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• Appreciation +3.9/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Located in the highly desirable Reeds Spring School District, this 4-bedroom, 2-bathroom home sits on an oversized lot of over half an acre--offering space, comfort, and convenience all in one. Recent updates have been started and shine throughout the kitchen and main living areas, including refreshed cabinetry, countertops, paint, and flooring, creating a clean and inviting atmosphere. A custom mudroom adds both function and charm, perfect for everyday living. Enjoy a well-designed split floor plan that provides privacy and flexibility for families or guests. Tucked away at the back of the Catamount Subdivision, this home offers a quiet setting while still being just minutes from everything you need. As a bonus, a detached oversized outbuilding offers ample storage space and the perfect setup for a workshop, hobby room, or additional flex space. A rare combination of space, updates, and location--this one is ready to welcome you home.

Key facts

• Recent updates
• Split floor plan
• Quiet setting

Tags

• OVERSIZED LOT
• RECENT UPDATES
• CUSTOM MUDROOM
• SPLIT FLOOR PLAN
• QUIET SETTING
• DETACHED OVERSIZED OUTBUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (8.5% below list).
• Recommended offer: $160k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.3% in Branson West — 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 53/100 on livability (#830 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D, schools 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: 341 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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 71 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $160,094 (8.5% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $299,000
• List price: $174,900
• Delta: -41.51%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.83×
• Total profit: $-8,321
• Equity at exit: $32,584

10-year hold

• IRR: 4.0%
• Equity multiple: 1.32×
• Total profit: $15,854
• Equity at exit: $26,537

Cash invested: $48,972 (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: 341
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $220

Break-even live

Break-even rent $1,323

Max offer price $174,900

Occupancy floor 81%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $174,900 Active 71 DOM
2. 2026-06-18
   days on market $174,900 Active 70 DOM
3. 2026-06-17
   days on market $174,900 Active 69 DOM
4. 2026-06-16
   days on market $174,900 Active 68 DOM
5. 2026-06-15
   days on market $174,900 Active 67 DOM
6. 2026-06-14
   days on market $174,900 Active 65 DOM
7. 2026-06-12
   days on market $174,900 Active 64 DOM
8. 2026-06-09
   days on market $174,900 Active 61 DOM
9. 2026-06-08
   days on market $174,900 Active 60 DOM
10. 2026-06-07
    days on market $174,900 Active 59 DOM
11. 2026-06-05
    days on market $174,900 Active 56 DOM
12. 2026-06-03
    days on market $174,900 Active 55 DOM
13. 2026-06-02
    days on market $174,900 Active 54 DOM
14. 2026-06-01
    days on market $174,900 Active 53 DOM
15. 2026-05-31
    days on market $174,900 Active 52 DOM
16. 2026-05-30
    days on market $174,900 Active 51 DOM
17. 2026-04-30
    price $184,900 949-char remark

    Show marketing remark (949 chars)

    Located in the highly desirable Reeds Spring School District, this 4-bedroom, 2-bathroom home sits on an oversized lot of over half an acre--offering space, comfort, and convenience all in one. Recent updates have been started and shine throughout the kitchen and main living areas, including refreshed cabinetry, countertops, paint, and flooring, creating a clean and inviting atmosphere. A custom mudroom adds both function and charm, perfect for everyday living. Enjoy a well-designed split floor plan that provides privacy and flexibility for families or guests. Tucked away at the back of the Catamount Subdivision, this home offers a quiet setting while still being just minutes from everything you need. As a bonus, a detached oversized outbuilding offers ample storage space and the perfect setup for a workshop, hobby room, or additional flex space. A rare combination of space, updates, and location--this one is ready to welcome you home.

18. 2026-04-09
    listed $199,900 Active 949-char remark

    Show marketing remark (949 chars)

    Located in the highly desirable Reeds Spring School District, this 4-bedroom, 2-bathroom home sits on an oversized lot of over half an acre--offering space, comfort, and convenience all in one. Recent updates have been started and shine throughout the kitchen and main living areas, including refreshed cabinetry, countertops, paint, and flooring, creating a clean and inviting atmosphere. A custom mudroom adds both function and charm, perfect for everyday living. Enjoy a well-designed split floor plan that provides privacy and flexibility for families or guests. Tucked away at the back of the Catamount Subdivision, this home offers a quiet setting while still being just minutes from everything you need. As a bonus, a detached oversized outbuilding offers ample storage space and the perfect setup for a workshop, hobby room, or additional flex space. A rare combination of space, updates, and location--this one is ready to welcome you home.

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $1,697 · $141/mo
• Expected delta: +$1,035/yr (+$86/mo · 156.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $19,211
• − Mortgage interest: −$9,797
• − Property taxes: −$662
• − Insurance: −$874
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$5,088
• Taxable loss: −$284
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,702/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen, bathrooms, and flooring. It has a good roof and exterior, but needs repairs and maintenance to its interior and systems.

Repairs flagged

• Major kitchen cabinets — several cabinets are damaged and need replacement
• Major kitchen countertops — countertops are worn and need replacement
• Major kitchen appliances — appliances are outdated and need replacement
• Major bathroom fixtures — fixtures are outdated and need replacement
• Major bathroom cabinetry — cabinetry is outdated and needs replacement
• Major flooring — hardwood flooring is worn and needs replacement

Value-add opportunities

• Resale new kitchen cabinets and countertops — new cabinets and countertops will modernize the kitchen and increase its appeal
• Resale new flooring — new flooring will improve the home's overall appearance and increase its value
• Resale new bathroom fixtures and cabinetry — new fixtures and cabinetry will modernize the bathrooms and increase their appeal
• Resale paint interior walls and ceiling treatments — fresh paint and updated ceiling treatments will improve the home's overall appearance and increase its value
• Both landscaping and curb appeal — improved landscaping and curb appeal will increase the home's overall appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · several cabinets are damaged and need replacement	Major	$15,000–50,000
kitchen countertops · countertops are worn and need replacement	Major	$15,000–50,000
kitchen appliances · appliances are outdated and need replacement	Major	$15,000–50,000
bathroom fixtures · fixtures are outdated and need replacement	Major	$15,000–50,000
bathroom cabinetry · cabinetry is outdated and needs replacement	Major	$15,000–50,000
flooring · hardwood flooring is worn and needs replacement	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — new cabinets and countertops will modernize the kitchen and increase its appeal ↑
• Resale new flooring — new flooring will improve the home's overall appearance and increase its value ↑
• Resale new bathroom fixtures and cabinetry — new fixtures and cabinetry will modernize the bathrooms and increase their appeal ↑
• Resale paint interior walls and ceiling treatments — fresh paint and updated ceiling treatments will improve the home's overall appearance and increase its value ↑
• Both landscaping and curb appeal — improved landscaping and curb appeal will increase the home's overall appeal and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 West

• Score: 53/100
• State rank: #830
• US rank: #24583

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing D Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branson West, MO
• 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

-7.5% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $184,900 SOMO
• 2026-04-09 Listed $199,900 SOMO

Property tax history

+1.3%/yr

Latest (2025): $662 · -0.0% YoY. Source: county tax records.