16 Fall Creek Trail Bldg. 16 #7 Trl · Branson, MO 65616

$110,000

2 bd · 2.0 ba · 859 sqft · Condo · 95 Days on market

Built 1992 Good condition $159/mo HOA · 13% of rent ↓ 13% 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).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED TO SELL QUICKLY! This charming 2 bedroom 2 bath condo comes fully furnished, featuring partial renovations, second bed/bath in upstairs loft, high ceilings, a back deck overlooking Pointe Royale golf course, and newer appliances. Conveniently located only minutes from the Branson Strip, while also being walking distance to Lake Taneycomo, Full service Marina where you can rent a boat and fish off the dock. Approximately a 10 minute drive to Moonshine Beach & Table Rock Lake's State Park Marina! Whether you're looking for a second home, rental investment, or affordable full-time residence, you won't want to miss this one!

Key facts

• Newer appliances
• Full service marina
• $159 HOA

Tags

• NEWER APPLIANCES
• FULL SERVICE MARINA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $13 ($151/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $761 of loan paydown is wiped out by about $3k 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 95 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.07% ✓
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-17,029
• Equity at exit: $16,401

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-13,815
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,179 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$159
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $13

Break-even live

Break-even rent $1,164

Max offer price $110,000

Occupancy floor 94%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	43d	1	0.17mi
21 Fall Creek Trl #1 Branson, MO	1.0	1.0	619	$800	$1.29	43d	1	0.17mi
1 Memory Ln #1 Branson, MO	1.0	1.0	600	$900	$1.50	43d	1	0.19mi
1 Memory Ln #2 Branson, MO	1.0	1.0	750	$875	$1.17	43d	1	0.19mi
25 Fall Creek Trl #8 Branson, MO	2.0	2.0	859	$900	$1.05	43d	1	0.23mi
540 Abby Ln #8 Branson, MO	2.0	2.0	1000	$1,100	$1.10	43d	1	0.40mi
680 Fall Creek Dr Apt 10 Branson, MO	2.0	2.0	750	$1,295	$1.73	43d	1	0.49mi
3245 Falls Pkwy Unit 335 Branson, MO	2.0	2.0	864	$995	$1.15	43d	1	1.43mi

HOA detail condo

• Monthly dues: $159 · $1,908/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-19
   price $113,000 641-char remark

   Show marketing remark (641 chars)

   PRICED TO SELL QUICKLY! This charming 2 bedroom 2 bath condo comes fully furnished, featuring partial renovations, second bed/bath in upstairs loft, high ceilings, a back deck overlooking Pointe Royale golf course, and newer appliances. Conveniently located only minutes from the Branson Strip, while also being walking distance to Lake Taneycomo, Full service Marina where you can rent a boat and fish off the dock. Approximately a 10 minute drive to Moonshine Beach & Table Rock Lake's State Park Marina! Whether you're looking for a second home, rental investment, or affordable full-time residence, you won't want to miss this one!

2. 2026-03-25
   price $119,000 641-char remark

   Show marketing remark (641 chars)

   PRICED TO SELL QUICKLY! This charming 2 bedroom 2 bath condo comes fully furnished, featuring partial renovations, second bed/bath in upstairs loft, high ceilings, a back deck overlooking Pointe Royale golf course, and newer appliances. Conveniently located only minutes from the Branson Strip, while also being walking distance to Lake Taneycomo, Full service Marina where you can rent a boat and fish off the dock. Approximately a 10 minute drive to Moonshine Beach & Table Rock Lake's State Park Marina! Whether you're looking for a second home, rental investment, or affordable full-time residence, you won't want to miss this one!

3. 2026-02-23
   listed $129,900 Active 641-char remark

   Show marketing remark (641 chars)

   PRICED TO SELL QUICKLY! This charming 2 bedroom 2 bath condo comes fully furnished, featuring partial renovations, second bed/bath in upstairs loft, high ceilings, a back deck overlooking Pointe Royale golf course, and newer appliances. Conveniently located only minutes from the Branson Strip, while also being walking distance to Lake Taneycomo, Full service Marina where you can rent a boat and fish off the dock. Approximately a 10 minute drive to Moonshine Beach & Table Rock Lake's State Park Marina! Whether you're looking for a second home, rental investment, or affordable full-time residence, you won't want to miss this one!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,153
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − HOA: −$1,908
• − Depreciation: −$3,200
• Taxable loss: −$1,581
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $530/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

This charming 2-bedroom 2-bath condo is fully furnished and in good condition, with partial renovations and newer appliances. It offers a great location and is ready for a new owner to move in and enjoy.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and property value.
• Resale Replace outdated appliances — Modernizes the kitchen and appeals to buyers.
• Resale Update bathroom fixtures — Modernizes the bathroom and appeals to buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Resale Replace outdated appliances — Modernizes the kitchen and appeals to buyers. ↑
• Resale Update bathroom fixtures — Modernizes the bathroom and appeals to buyers. ↑

ⓘ 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: 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

-13.0% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $113,000 SOMO
• 2026-03-25 Price Changed $119,000 SOMO
• 2026-02-23 Listed $129,900 SOMO