917 Silver Bluff Cir · Branson, MO 65737

$559,000

5 bd · 3.0 ba · 3,540 sqft · Other · 66 Days on market

Built 1998 0.31 ac lot $158/sqft · at area comps Est $563k · at est. $182/mo HOA · 4% 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 +16.8/30.0
• ARV discount +7.8/15.0
• DSCR +5.2/10.0
• Appreciation +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Golf Course View Home is a MUST SEE! Located in Stonebridge Village (a sought-after gated community with many amenities) overlooking the 4th Hole of Ledgestone Championship Golf Course! Meticulously maintained, beautiful, 5 bedroom, 3 bath home with open floor plan, lots of natural light from the many windows throughout the home. Add granite countertops, hardwood floors, vaulted ceiling in living room, large master suite complete with a walk-in closet and you have the perfect home! Enjoy entertaining with a lower level complete with a wet-bar and large family room with access to a lower level patio. Not to mention the beautifully landscaped yard and private deck to relax and take in the natural beauty of the area. Stonebridge is just minutes to Silver Dollar City, Table Rock Lake and all the many shopping and tourist activities in Branson. Seller is also providing a one-year HSA Home Warranty and a $15,000 FLOORING ALLOWANCE!

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $559k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/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 $490k (12.3% below list).
• Recommended offer: $490k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 66 days — a 6% lower offer ($525k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $210k; list at $559k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $490,000 (12.3% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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 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: 0.88% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $562,595
• List price: $559,000
• Delta: -0.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.8%
• Equity multiple: 0.69×
• Total profit: $-48,271
• Equity at exit: $104,141

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $4,163
• Equity at exit: $84,815

Cash invested: $156,520 (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: 9.5×

Monthly cashflow live

• Estimated rent: $4,900 medium
• Mortgage (P&I): −$2,931
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$233
• HOA: −$182
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $360

Break-even live

Break-even rent $4,445

Max offer price $559,000

Occupancy floor 88%

Sensitivity live

Price	-10% $676	-5% $518	+0% $360	+5% $201	+10% $43
Rent	-10% $-27	-5% $166	+0% $360	+5% $553	+10% $747
Rate	-1.0pp $641	-0.5pp $502	base $360	+0.5pp $215	+1.0pp $67

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: $139,750
• Closing costs: $16,770
• 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	1.32mi

HOA detail

• Monthly dues: $182 · $2,184/yr
• Likely covers: security

Listing history 15 events

1. 2026-06-13
   status $559,000 Pending 66 DOM
2. 2026-06-12
   days on market $559,000 Active Under Contract 66 DOM
3. 2026-06-09
   days on market $559,000 Active Under Contract 63 DOM
4. 2026-06-08
   days on market $559,000 Active Under Contract 62 DOM
5. 2026-06-07
   days on market $559,000 Active Under Contract 61 DOM
6. 2026-06-05
   days on market $559,000 Active Under Contract 58 DOM
7. 2026-06-03
   days on market $559,000 Active Under Contract 57 DOM
8. 2026-06-02
   days on market $559,000 Active Under Contract 56 DOM
9. 2026-06-01
   days on market $559,000 Active Under Contract 55 DOM
10. 2026-05-31
    days on market $559,000 Active Under Contract 54 DOM
11. 2026-05-30
    days on market $559,000 Active Under Contract 53 DOM
12. 2026-05-17
    price $559,000 947-char remark

    Show marketing remark (947 chars)

    This Golf Course View Home is a MUST SEE! Located in Stonebridge Village (a sought-after gated community with many amenities) overlooking the 4th Hole of Ledgestone Championship Golf Course! Meticulously maintained, beautiful, 5 bedroom, 3 bath home with open floor plan, lots of natural light from the many windows throughout the home. Add granite countertops, hardwood floors, vaulted ceiling in living room, large master suite complete with a walk-in closet and you have the perfect home! Enjoy entertaining with a lower level complete with a wet-bar and large family room with access to a lower level patio. Not to mention the beautifully landscaped yard and private deck to relax and take in the natural beauty of the area. Stonebridge is just minutes to Silver Dollar City, Table Rock Lake and all the many shopping and tourist activities in Branson. Seller is also providing a one-year HSA Home Warranty and a $15,000 FLOORING ALLOWANCE!

13. 2026-04-07
    listed $564,000 Active 947-char remark

    Show marketing remark (947 chars)

    This Golf Course View Home is a MUST SEE! Located in Stonebridge Village (a sought-after gated community with many amenities) overlooking the 4th Hole of Ledgestone Championship Golf Course! Meticulously maintained, beautiful, 5 bedroom, 3 bath home with open floor plan, lots of natural light from the many windows throughout the home. Add granite countertops, hardwood floors, vaulted ceiling in living room, large master suite complete with a walk-in closet and you have the perfect home! Enjoy entertaining with a lower level complete with a wet-bar and large family room with access to a lower level patio. Not to mention the beautifully landscaped yard and private deck to relax and take in the natural beauty of the area. Stonebridge is just minutes to Silver Dollar City, Table Rock Lake and all the many shopping and tourist activities in Branson. Seller is also providing a one-year HSA Home Warranty and a $15,000 FLOORING ALLOWANCE!

14. 2020-12-04
    soldstatus
15. 1998-08-01
    soldstatus $209,500

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $5,422 · $452/mo
• Expected delta: +$3,443/yr (+$287/mo · 174.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 21 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: $58,800
• − Mortgage interest: −$31,313
• − Property taxes: −$1,979
• − Insurance: −$2,795
• − Repairs & maintenance: −$4,704
• − Management: −$4,704
• − HOA: −$2,184
• − Depreciation: −$16,262
• Taxable loss: −$5,141
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $5,550/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

+166.8% since first listed

4 events — show timeline

• 2026-05-17 Price Changed $559,000 SOMO
• 2026-04-07 Listed $564,000 SOMO
• 2020-12-04 Sold (Public Records) — Public Records
• 1998-08-01 Sold (Public Records) $209,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,979 · -0.0% YoY. Source: county tax records.