3 Memory Ln #8 · Branson, MO 65616

$179,900

3 bd · 2.0 ba · 1,000 sqft · Condo · 7 Days on market

Built 1990 $176/mo HOA · 11% of rent

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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 +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here it is, the unicorn you've been looking for! This fully furnished, turn-key unit has everything you need in a neat and clean package. On the main level you'll find one bedroom with queen bed, full bathroom with washer and dryer, living room with sofa sleeper, and a rare find; a full kitchen! Upstairs you'll find the loft area with queen bed (considered bedroom #2), bathroom, and a bonus bedroom with queen bed (considered bedroom #3, accessed through loft bedroom #2). You read that right, there are three queen beds, plus a sofa sleeper, meaning there's room for the whole crew! Looking for an investment property? This unit had a solid 2023 and an even better 2024! Whether you're in the market for a full-time home, vacation home, or income property, this unit covers it all!

Key facts

• Full sized kitchen
• Private balcony
• Finished bonus space

Tags

• FULL SIZED KITCHEN
• PRIVATE BALCONY
• VERSATILE LOFT
• FINISHED BONUS SPACE
• BONUS NOOK

Property features AI

Finance

• HOA & community: Monthly association fee (includes insurance and trash)

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium
• Exterior features: Asphalt road surface

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Electric water heater
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Ceiling fan(s); Has cooling
• Interior features: High ceilings; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-38 ($-453/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (14.9% below list).
• Recommended offer: $153k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Zoned schools: Cedar Ridge Primary (345 students, 72% 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); 1048 active listings in the ZIP; 7 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).
• This rent runs 30% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,176 (14.9% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.8

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-31,684
• Equity at exit: $26,824

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-31,211
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$943
• Tax from tax record: −$53 /mo · $642/yr
• Insurance: −$75
• HOA: −$176
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-38

Break-even live

Break-even rent $1,580

Max offer price $173,231

Occupancy floor 97%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	44d	1	0.11mi
25 Fall Creek Trl #8 Branson, MO	2.0	2.0	859	$900	$1.05	44d	1	0.39mi
161 Avondale Dr #12 Branson, MO	2.0	2.0	1207	$1,490	$1.23	44d	1	0.51mi
540 Abby Ln #8 Branson, MO	2.0	2.0	1000	$1,100	$1.10	44d	1	0.52mi
193 Avondale Dr Branson, MO	2.0	2.0	1215	$1,638	$1.35	44d	2	0.58mi
680 Fall Creek Dr Apt 10 Branson, MO	2.0	2.0	750	$1,295	$1.73	44d	1	0.60mi
3245 Falls Pkwy Unit 335 Branson, MO	2.0	2.0	864	$995	$1.15	44d	1	1.43mi

HOA detail condo

• Monthly dues: $176 · $2,112/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-19
   days on market $179,900 Active 7 DOM
2. 2026-06-18
   days on market $179,900 Active 6 DOM
3. 2026-06-17
   days on market $179,900 Active 5 DOM
4. 2026-06-16
   days on market $179,900 Active 4 DOM
5. 2026-06-15
   days on market $179,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $179,900 Active 1 DOM

ⓘ 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: $642 · $53/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$1,103/yr (+$92/mo · 172.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 22 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: $18,381
• − Mortgage interest: −$10,077
• − Property taxes: −$642
• − Insurance: −$900
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − HOA: −$2,112
• − Depreciation: −$5,233
• Taxable loss: −$3,524
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $393/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: 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

+283.6% since first listed

30 events — show timeline

• 2026-06-12 Listed $179,900 SOMO
• 2025-01-14 Sold (MLS) — SOMO
• 2024-11-24 Pending — SOMO
• 2024-07-26 Price Changed $165,000 SOMO
• 2024-07-10 Price Changed $168,900 SOMO
• 2024-04-24 Price Changed $169,900 SOMO
• 2024-04-21 Price Changed $172,900 SOMO
• 2024-03-18 Price Changed $174,900 SOMO
• 2024-03-04 Price Changed $175,900 SOMO
• 2024-02-13 Listed $179,900 SOMO
• 2023-10-27 Price Changed $178,900 SOMO
• 2023-10-12 Price Changed $179,900 SOMO
• 2023-10-04 Price Changed $183,900 SOMO
• 2023-08-19 Price Changed $184,900 SOMO
• 2023-08-06 Relisted — SOMO
• 2023-06-09 Pending — SOMO
• 2023-05-19 Listed $189,900 SOMO
• 2022-11-16 Sold (Public Records) — Public Records
• 2022-11-15 Sold (MLS) — SOMO
• 2022-10-11 Pending — SOMO
• 2022-09-21 Price Changed $189,000 SOMO
• 2022-08-25 Price Changed $194,000 SOMO
• 2022-08-03 Price Changed $198,500 SOMO
• 2022-07-22 Price Changed $198,900 SOMO
• 2022-06-18 Listed $199,800 SOMO
• 2017-02-10 Sold (MLS) — SOMO
• 2016-10-13 Listed $46,900 SOMO
• 2012-07-30 Sold (Public Records) — Public Records
• 2003-01-27 Sold (Public Records) — Public Records
• 1995-12-06 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $642 · +6.6% YoY. Source: county tax records.