10 Scenic Ct #8 · Branson, MO 65616

$149,500

2 bd · 2.0 ba · 0 sqft · Condo public records · 139 Days on market

Built 1991 Est $172k · 13% under $185/mo HOA · 15% 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 +13.4/15.0
• Cash flow +9.7/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Sweet Retreat is sparkling clean and ready for YOU to enjoy endless sunsets from the great room and balcony of this delightful penthouse unit! Two bedroom, two bath (one is a lovely loft) with open living and soaring ceilings is fully furnished with hip eclectic style! Updates galore in kitchen and baths, appliances, paint, tile & carpeted floors. Everything stays: furniture, electronics, housewares, fully turnkey. VRBO approved, high speed internet with Optimum. Walkable to 'locals favorites' dining & bar options and only 3 easy miles to The Branson Strip -or- popular Moonshine Beach on Table Rock Lake. Branson has something for everyone with world-class fishing, public and private golf options, shopping and dining and live entertainment all year long. Visit soon, visit often!

Key facts

• High speed internet
• Balcony
• Walkable to dining

Tags

• BALCONY
• FULLY FURNISHED
• HIGH SPEED INTERNET
• WALKABLE TO DINING
• POPULAR MOONSHINE BEACH
• WORLD-CLASS FISHING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.1% below list).
• Recommended offer: $122k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.6% 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); 1057 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k 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 139 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $21k (12%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,372 (18.1% 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 139 days. Have you received any prior offers? Is the seller open to a 18% 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. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $172,104
• List price: $149,500
• Delta: -13.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Van Buren Rd #1	0.46mi	3/2.0 (+1)	1,200	0mo	$219,000	$183	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-30,624
• Equity at exit: $22,291

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-35,143
• Equity at exit: $12,926

Cash invested: $41,860 (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: 1057
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$784
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$62
• HOA: −$185
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-99

Break-even live

Break-even rent $1,349

Max offer price $131,988

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-57	+0% $-99	+5% $-141	+10% $-184
Rent	-10% $-196	-5% $-147	+0% $-99	+5% $-51	+10% $-2
Rate	-1.0pp $-24	-0.5pp $-61	base $-99	+0.5pp $-138	+1.0pp $-177

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	45d	1	0.08mi
2 Memory Ln #6 Branson, MO	2.0	2.0	—	$915	—	45d	1	0.13mi
1 Memory Ln #2 Branson, MO	1.0	1.0	750	$875	$1.17	45d	1	0.16mi
1 Memory Ln #1 Branson, MO	1.0	1.0	600	$900	$1.50	45d	1	0.16mi
21 Fall Creek Trl #1 Branson, MO	1.0	1.0	619	$800	$1.29	45d	1	0.24mi
25 Fall Creek Trl #8 Branson, MO	2.0	2.0	859	$900	$1.05	45d	1	0.30mi
540 Abby Ln #8 Branson, MO	2.0	2.0	1000	$1,100	$1.10	45d	1	0.49mi
680 Fall Creek Dr Apt 10 Branson, MO	2.0	2.0	750	$1,295	$1.73	45d	1	0.58mi
206 Hampshire Dr Unit 1295586P Branson, MO	2.0	2.0	—	$2,755	—	45d	1	0.60mi
161 Avondale Dr #12 Branson, MO	2.0	2.0	1207	$1,490	$1.23	45d	1	0.63mi
193 Avondale Dr Branson, MO	2.0	2.0	1215	$1,638	$1.35	45d	2	0.69mi
3245 Falls Pkwy Unit 335 Branson, MO	2.0	2.0	864	$995	$1.15	45d	1	1.49mi

HOA detail condo

• Monthly dues: $185 · $2,220/yr
• Likely covers: internet
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $149,500 Active 139 DOM
2. 2026-06-19
   days on market $149,500 Active 137 DOM
3. 2026-06-18
   days on market $149,500 Active 136 DOM
4. 2026-06-17
   days on market $149,500 Active 135 DOM
5. 2026-06-16
   days on market $149,500 Active 134 DOM
6. 2026-06-15
   days on market $149,500 Active 133 DOM
7. 2026-06-14
   days on market $149,500 Active 131 DOM
8. 2026-06-12
   days on market $149,500 Active 130 DOM
9. 2026-06-09
   days on market $149,500 Active 127 DOM
10. 2026-06-08
    days on market $149,500 Active 126 DOM
11. 2026-06-07
    days on market $149,500 Active 125 DOM
12. 2026-06-03
    days on market $149,500 Active 121 DOM
13. 2026-06-02
    days on market $149,500 Active 120 DOM
14. 2026-06-01
    days on market $149,500 Active 119 DOM
15. 2026-05-31
    days on market $149,500 Active 118 DOM
16. 2026-05-30
    days on market $149,500 Active 117 DOM
17. 2026-05-01
    price $149,500 805-char remark

    Show marketing remark (805 chars)

    This Sweet Retreat is sparkling clean and ready for YOU to enjoy endless sunsets from the great room and balcony of this delightful penthouse unit! Two bedroom, two bath (one is a lovely loft) with open living and soaring ceilings is fully furnished with hip eclectic style! Updates galore in kitchen and baths, appliances, paint, tile & carpeted floors. Everything stays: furniture, electronics, housewares, fully turnkey. VRBO approved, high speed internet with Optimum. Walkable to 'locals favorites' dining & bar options and only 3 easy miles to The Branson Strip -or- popular Moonshine Beach on Table Rock Lake. Branson has something for everyone with world-class fishing, public and private golf options, shopping and dining and live entertainment all year long. Visit soon, visit often!

18. 2026-02-18
    price $154,900 805-char remark

    Show marketing remark (805 chars)

    This Sweet Retreat is sparkling clean and ready for YOU to enjoy endless sunsets from the great room and balcony of this delightful penthouse unit! Two bedroom, two bath (one is a lovely loft) with open living and soaring ceilings is fully furnished with hip eclectic style! Updates galore in kitchen and baths, appliances, paint, tile & carpeted floors. Everything stays: furniture, electronics, housewares, fully turnkey. VRBO approved, high speed internet with Optimum. Walkable to 'locals favorites' dining & bar options and only 3 easy miles to The Branson Strip -or- popular Moonshine Beach on Table Rock Lake. Branson has something for everyone with world-class fishing, public and private golf options, shopping and dining and live entertainment all year long. Visit soon, visit often!

19. 2026-02-02
    listed $170,500 Active 805-char remark

    Show marketing remark (805 chars)

    This Sweet Retreat is sparkling clean and ready for YOU to enjoy endless sunsets from the great room and balcony of this delightful penthouse unit! Two bedroom, two bath (one is a lovely loft) with open living and soaring ceilings is fully furnished with hip eclectic style! Updates galore in kitchen and baths, appliances, paint, tile & carpeted floors. Everything stays: furniture, electronics, housewares, fully turnkey. VRBO approved, high speed internet with Optimum. Walkable to 'locals favorites' dining & bar options and only 3 easy miles to The Branson Strip -or- popular Moonshine Beach on Table Rock Lake. Branson has something for everyone with world-class fishing, public and private golf options, shopping and dining and live entertainment all year long. Visit soon, visit often!

20. 2024-12-12
    price $169,500
21. 2024-10-16
    listed $174,500 Active
22. 2024-07-01
    price $179,500
23. 2023-09-06
    price $199,950
24. 2023-08-16
    status Active
25. 2023-08-07
    historical
26. 2023-07-14
    listed $210,000 Active
27. 2020-08-28
    soldstatus
28. 2020-05-26
    listed $78,000
29. 2004-04-20
    soldstatus
30. 1992-02-07
    soldstatus

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $1,450 · $121/mo
• Expected delta: +$1,035/yr (+$86/mo · 249.4%)

ⓘ 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 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: $14,685
• − Mortgage interest: −$8,374
• − Property taxes: −$415
• − Insurance: −$748
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − HOA: −$2,220
• − Depreciation: −$4,349
• Taxable loss: −$3,771
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $-285/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

+91.7% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $149,500 SOMO
• 2026-02-18 Price Changed $154,900 SOMO
• 2026-02-02 Listed $170,500 SOMO
• 2024-12-12 Price Changed $169,500 SOMO
• 2024-10-16 Listed $174,500 SOMO
• 2024-07-01 Price Changed $179,500 SOMO
• 2023-09-06 Price Changed $199,950 SOMO
• 2023-08-16 Relisted — SOMO
• 2023-08-07 Delisted — SOMO
• 2023-07-14 Listed $210,000 SOMO
• 2020-08-28 Sold (MLS) — OGAR
• 2020-05-26 Listed $78,000 OGAR
• 2004-04-20 Sold (Public Records) — Public Records
• 1992-02-07 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2016): $415 · +5.9% YoY. Source: county tax records.