250 Berry Dr Apt A7 · Branson, MO 65616

$135,500

2 bd · 2.0 ba · 958 sqft · Condo · 143 Days on market

Built 1993 Good condition $141/sqft · 14% below area Est $157k · 14% under · waterfront $175/mo HOA · 14% 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).

• ARV discount +13.6/15.0
• Cash flow +8.2/30.0
• Schools +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 250 Berry Drive #7 in beautiful Branson, located in the welcoming community of Suncrest Condominiums, just minutes from the famous Branson Strip. This newly updated 2-bedroom, 2-bath walk-in condo offers over 900 square feet of comfortable living space, making it an ideal choice for a full-time residence, weekend retreat, or low-maintenance lifestyle in the heart of the Ozarks. Inside, you'll find an open and inviting layout designed to maximize space and natural flow between the living, dining, and kitchen areas. Recent updates include a new HVAC system and newer appliances, providing peace of mind while adding modern convenience. The thoughtful floor plan offers comfortable bedrooms and functional living space that is perfect for relaxing or hosting guests. Suncrest Condominiums offers a friendly, well-maintained community featuring an outdoor swimming pool, clubhouse, ample parking, and beautiful Ozark Mountain views. Residents enjoy a relaxed setting while still being close to everything that makes Branson such a sought-after destination. (No nightly rentals allowed. )Living here places you just minutes from some of the area's most popular attractions and outdoor recreation, including: Dolly Parton's Stampede Fritz's Adventure - Branson Thrilling rides and family fun at Silver Dollar City Boating, fishing, and lakefront dining at Table Rock Lake World-class entertainment and live shows along the Branson Strip Shopping, dining, and waterfront views at Branson Landing Outdoor adventures, hiking, and scenic beauty at Dogwood Canyon Nature ParkWhether you enjoy live entertainment, boating on the lake, golfing, hiking the Ozark hills, or exploring local dining and shopping, Branson offers activities for every lifestyle. With its recent updates, convenient location, and welcoming community atmosphere, this condo provides the perfect blend of comfort, convenience, and access to everything the Branson area has to offer.

Key facts

• Clubhouse
• Ample parking
• Newer appliances

Tags

• NEW HVAC SYSTEM
• NEWER APPLIANCES
• OUTDOOR SWIMMING POOL
• CLUBHOUSE
• AMPLE PARKING
• OZARK MOUNTAIN VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $136k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (8.0% below list).
• Recommended offer: $117k (13.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 2.8% 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 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); 1267 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 $937 of loan paydown is wiped out by about $4k 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 143 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $117,206 (13.5% 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 143 days. Have you received any prior offers? Is the seller open to a 14% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 0.92% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 9.1

CMA / ARV

• ARV (median comp): $156,861
• List price: $135,500
• Delta: -13.62%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.0%
• Equity multiple: 0.21×
• Total profit: $-30,008
• Equity at exit: $20,203

10-year hold

• IRR: -17.6%
• Equity multiple: 0.04×
• Total profit: $-36,498
• Equity at exit: $11,716

Cash invested: $37,940 (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: 1267
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$711
• Tax est. 1.5%: −$169 /mo · $2,032/yr
• Insurance: −$56
• HOA: −$175
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-126

Break-even live

Break-even rent $1,407

Max offer price $117,206

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-80	+0% $-126	+5% $-173	+10% $-220
Rent	-10% $-225	-5% $-176	+0% $-126	+5% $-77	+10% $-28
Rate	-1.0pp $-58	-0.5pp $-92	base $-126	+0.5pp $-162	+1.0pp $-197

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: $33,875
• Closing costs: $4,065
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Neihardt Ave Branson, MO	2.0	1.5	850	$895	$1.05	93d	1	0.34mi
1705 Neihardt Ave Unit 1705 Branson, MO	2.0	2.0	1118	$1,300	$1.16	93d	1	0.50mi
613 W Pacific St Branson, MO	2.0	1.0	1122	$1,495	$1.33	93d	1	0.91mi

HOA detail $175/mo · $2,100/yr condo

• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $135,500 Active 143 DOM
2. 2026-08-07
   days on market $135,500 Active 142 DOM
3. 2026-08-06
   days on market $135,500 Active 141 DOM
4. 2026-08-05
   days on market $135,500 Active 140 DOM
5. 2026-08-04
   days on market $135,500 Active 139 DOM
6. 2026-08-03
   days on market $135,500 Active 138 DOM
7. 2026-07-31
   days on market $135,500 Active 135 DOM
8. 2026-07-30
   days on market $135,500 Active 134 DOM
9. 2026-07-29
   days on market $135,500 Active 133 DOM
10. 2026-07-27
    days on market $135,500 Active 131 DOM
11. 2026-07-25
    days on market $135,500 Active 129 DOM
12. 2026-07-24
    days on market $135,500 Active 128 DOM
13. 2026-07-23
    days on market $135,500 Active 127 DOM
14. 2026-07-22
    days on market $135,500 Active 126 DOM
15. 2026-07-21
    days on market $135,500 Active 125 DOM
16. 2026-07-18
    days on market $135,500 Active 122 DOM
17. 2026-07-16
    days on market $135,500 Active 120 DOM
18. 2026-07-15
    days on market $135,500 Active 119 DOM
19. 2026-07-14
    days on market $135,500 Active 118 DOM
20. 2026-07-13
    pricedays on market $135,500 Active 117 DOM
21. 2026-07-12
    days on market $139,999 Active 116 DOM
22. 2026-07-11
    days on market $139,999 Active 115 DOM
23. 2026-07-11
    days on market $139,999 Active 114 DOM
24. 2026-07-09
    days on market $139,999 Active 113 DOM
25. 2026-07-08
    days on market $139,999 Active 112 DOM
26. 2026-07-07
    days on market $139,999 Active 111 DOM
27. 2026-07-06
    days on market $139,999 Active 110 DOM
28. 2026-07-05
    days on market $139,999 Active 109 DOM
29. 2026-07-04
    days on market $139,999 Active 108 DOM
30. 2026-07-03
    days on market $139,999 Active 107 DOM
31. 2026-07-02
    days on market $139,999 Active 106 DOM
32. 2026-07-01
    days on market $139,999 Active 105 DOM
33. 2026-06-30
    days on market $139,999 Active 104 DOM
34. 2026-06-29
    days on market $139,999 Active 103 DOM
35. 2026-06-28
    days on market $139,999 Active 102 DOM
36. 2026-06-27
    days on market $139,999 Active 101 DOM
37. 2026-06-26
    days on market $139,999 Active 99 DOM
38. 2026-06-22
    days on market $139,999 Active 96 DOM
39. 2026-06-21
    days on market $139,999 Active 95 DOM
40. 2026-06-19
    days on market $139,999 Active 93 DOM
41. 2026-06-18
    days on market $139,999 Active 92 DOM
42. 2026-06-17
    days on market $139,999 Active 91 DOM
43. 2026-06-16
    days on market $139,999 Active 90 DOM
44. 2026-06-15
    days on market $139,999 Active 89 DOM
45. 2026-06-14
    days on market $139,999 Active 87 DOM
46. 2026-06-12
    days on market $139,999 Active 86 DOM
47. 2026-06-09
    days on market $139,999 Active 83 DOM
48. 2026-06-08
    days on market $139,999 Active 82 DOM
49. 2026-06-07
    days on market $139,999 Active 81 DOM
50. 2026-06-03
    days on market $139,999 Active 77 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,962
• − Mortgage interest: −$7,590
• − Property taxes: −$2,032
• − Insurance: −$678
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − HOA: −$2,100
• − Depreciation: −$3,942
• Taxable loss: −$3,774
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $-611/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 $4,790–$14,370 screening

This well-maintained and updated condo in Branson offers a good condition with recent HVAC system and modern appliances. It's an ideal choice for a full-time residence, weekend retreat, or low-maintenance lifestyle in the heart of the Ozarks.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and property value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace worn-out flooring — Freshens up common areas and improves aesthetics. ↑
• Both Upgrade kitchen appliances — Modernizes kitchen and enhances functionality. ↑
• Both Install smart home devices — Enhances convenience and adds modern amenities. ↑

ⓘ 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

+42.1% since first listed

6 events — show timeline

• 2026-05-10 Price Changed $139,999 SOMO
• 2026-03-29 Price Changed $145,000 SOMO
• 2026-03-18 Listed $150,000 SOMO
• 2023-07-28 Sold (MLS) — SOMO
• 2023-06-20 Pending — SOMO
• 2023-06-20 Listed $98,500 SOMO