Duplex
159 Woodland Dr N · Branson, MO
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $1,054 – $1,958
Heat risk 5/10 · Moderate
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 1.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ 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 +30.0/30.0
- ARV discount +11.4/15.0
- DSCR +10.0/10.0
- 1% rule +8.7/10.0
- Schools +4.9/10.0
- Livability +3.9/5.0
- Condition / age +3.8/5.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$255,000
159 Woodland Dr N · Branson, MO 65616
6 bd · 2.0 ba · 1,230 sqft · MultiFamily
public records
· 101 Days on market
Built 2003
4,792 sqft lot
2-car garage
$207/sqft
· 9% below area
Est $280k · 9% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed
Listing remarks
GREAT INVESTMENT PROPERTY - this property is currently rented and is used as an investment property. This spacious 3 bedroom 2 bath duplex is perfect as a rental with low maintenance and a great long term tenant. There is 1230 sq ft of living space, 2 car garage, new carpet in bedrooms (going in on May 5th), tile flooring throughout the rest of the home, and very well taken care of. This is a great property to start your rental portfolio with or to add to an existing one. The location is great - close into Branson with all the shopping, dining and entertainment, but not right in the mix of all the traffic. The neighborhood is great and does not have any HOA dues!
Key facts
- Close into branson
- Investment property
- Tile flooring
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2 × 3-bed/2.0-bath units multifamily listed at $255k. Condition is rated good.
- This rent per unit runs 35% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Deal economics
- At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $614/mo.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $255k).
- Recommended offer: $232k (9.0% below list) — sets the bar for market timing.
- Cap rate 12.1% 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 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: 1267 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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.
- At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~6 years — after that, you're playing with house money.
Negotiation context
- It's been on market 101 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$232,050
(9.0% below list)
Questions for the listing agent
- It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
- Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
- What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.37% ✓
- Cap rate
- 12.08%
- Cash-on-cash
- 20.65%
- DSCR
- 1.92
- GRM
- 6.1
CMA / ARV
- ARV (median comp)
- $279,537
- List price
- $255,000
- Delta
- -8.78%
- Verdict
- FAIR
- Comps
- 6 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 199 Cedar Glade Dr | 2.12mi | 4/2.0 (-2) | 1,251 (+2%) | 16mo | $199,000 | $159 | 39 |
| 508 Truman Dr | 2.04mi | 5/2.0 (-1) | 1,572 (+28%) | 3mo | $268,000 | $170 | 33 |
| 178 Olive St | 1.45mi | 4/2.0 (-2) | 1,248 (+2%) | 51mo | $125,000 | $100 | 33 |
| 745 Aaron Way | 1.38mi | 4/2.0 (-2) | 1,575 (+28%) | 5mo | $269,900 | $171 | 26 |
| 304 Truman Dr | 1.89mi | 4/2.0 (-2) | 1,340 (+9%) | 27mo | $154,900 | $116 | 20 |
| 142 Foxhole Ln | 2.04mi | 4/2.5 (-2) | 1,405 (+14%) | 21mo | $254,900 | $181 | 12 |
| 367 Sherry Ln | 2.15mi | 4/2.0 (-2) | 1,440 (+17%) | 50mo | $229,900 | $160 | 10 |
| 216 Lone Pine Rd | 1.60mi | 4/2.0 (-2) | 1,552 (+26%) | 51mo | $245,000 | $158 | 10 |
| 508 Dr Good Dr | 1.91mi | 4/2.0 (-2) | 1,433 (+16%) | 58mo | $248,000 | $173 | 10 |
| 735 Fairlawn Dr | 1.65mi | 4/2.0 (-2) | 1,441 (+17%) | 59mo | $255,000 | $177 | 10 |
| 308 Erie St | 1.25mi | 4/1.5 (-2) | 1,540 (+25%) | 35mo | $229,900 | $149 | 8 |
| 520 Miller Dr | 2.02mi | 4/1.0 (-2) | 1,436 (+17%) | 32mo | $200,000 | $139 | 6 |
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 · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- 13.0%
- Equity multiple
- 1.52×
- Total profit
- $36,866
- Equity at exit
- $38,021
10-year hold
- IRR
- 21.8%
- Equity multiple
- 2.86×
- Total profit
- $132,542
- Equity at exit
- $22,048
Cash invested: $71,400 (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.
ZIP-level market 65616
- Home prices YoY
- -24.3%
- Active inventory
- 1267
- Price-to-rent
- 12.1×
Monthly cashflow live
↻
- Estimated rent
- $3,500 high interval (Pro) →
- Mortgage (P&I)
- −$1,337
- Tax from tax record
- −$93 /mo · $1,110/yr
- Insurance
- −$106
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$735
- Net cashflow
- $1,229
2-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 2× units | 3 | 2 | $3,500 |
| #1 | 3 | 2 | $1,750 |
| #2 | 3 | 2 | $1,750 |
| Total (2 units) | $3,500 | ||
Break-even live
Break-even rent
$1,944
Max offer price
$255,000
Occupancy floor
60%
Sensitivity live
| Price | -10% $1,373 | -5% $1,301 | +0% $1,229 | +5% $1,157 | +10% $1,085 |
|---|---|---|---|---|---|
| Rent | -10% $952 | -5% $1,091 | +0% $1,229 | +5% $1,367 | +10% $1,505 |
| Rate | -1.0pp $1,357 | -0.5pp $1,294 | base $1,229 | +0.5pp $1,163 | +1.0pp $1,096 |
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
- $63,750
- Closing costs
- $7,650
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 7 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 139 Woodland Dr N Branson, MO | 3.0 | 2.0 | 1339 | $1,750 | $1.31 | 93d | 1 | 0.03mi |
| 172 Forest Ln Branson, MO | 3.0 | 3.0 | 1600 | $1,750 | $1.09 | 93d | 1 | 0.05mi |
| 190 Forest Ln Branson, MO | 4.0 | 3.0 | 1550 | $1,995 | $1.29 | 93d | 1 | 0.05mi |
| 540 Abby Ln #8 Branson, MO | 2.0 | 2.0 | 1000 | $1,100 | $1.10 | 93d | 1 | 1.04mi |
| 400 Judy St #05 Branson, MO | 2.0 | 1.0 | 900 | $800 | $0.89 | 93d | 1 | 1.09mi |
| 400 Judy St Branson, MO | 2.0 | 1.0 | 900 | $900 | $1.00 | 93d | 1 | 1.09mi |
| 745 Aaron Way Branson, MO | 4.0 | 2.0 | 1575 | $2,250 | $1.43 | 93d | 1 | 1.37mi |
Property features AI
Exterior
- Parking
- 2-car garageDrivewayGarage faces front
- Security
- Smoke detector(s)
- Utilities
- Public waterPublic sewer
- Home design
- Duplex residential income propertyOne level
- Construction
- Vinyl sidingComposition roofSlab foundationBuilt as a single-story structure
- Exterior features
- Rain guttersPatioCleared lot
Interior
- Kitchen
- Electric ovenFree-standing electric ovenDishwasherMicrowaveRefrigeratorLaminate countertops
- Bedrooms
- Walk-in closet(s) (bedroom feature)
- Flooring
- CarpetTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (electric)Central air conditioning
- Interior features
- High-speed internet availableLaminate countersVaulted ceilingsTray ceilingsWalk-in closetsInsulated windows with blinds and window coveringsDouble-pane windows
- Laundry & utility
- Main-level laundryElectric water heater
Listing history 50 events
-
2026-08-08days on market $255,000 Active 101 DOM
-
2026-08-07days on market $255,000 Active 100 DOM
-
2026-08-06days on market $255,000 Active 99 DOM
-
2026-08-05days on market $255,000 Active 98 DOM
-
2026-08-04days on market $255,000 Active 97 DOM
-
2026-08-03days on market $255,000 Active 96 DOM
-
2026-07-31days on market $255,000 Active 93 DOM
-
2026-07-30days on market $255,000 Active 92 DOM
-
2026-07-29days on market $255,000 Active 91 DOM
-
2026-07-27days on market $255,000 Active 89 DOM
-
2026-07-25days on market $255,000 Active 87 DOM
-
2026-07-24days on market $255,000 Active 86 DOM
-
2026-07-23days on market $255,000 Active 85 DOM
-
2026-07-22days on market $255,000 Active 84 DOM
-
2026-07-21days on market $255,000 Active 83 DOM
-
2026-07-18days on market $255,000 Active 80 DOM
-
2026-07-16days on market $255,000 Active 78 DOM
-
2026-07-15days on market $255,000 Active 77 DOM
-
2026-07-14days on market $255,000 Active 76 DOM
-
2026-07-13days on market $255,000 Active 75 DOM
-
2026-07-12days on market $255,000 Active 74 DOM
-
2026-07-11days on market $255,000 Active 73 DOM
-
2026-07-11days on market $255,000 Active 72 DOM
-
2026-07-09days on market $255,000 Active 71 DOM
-
2026-07-08days on market $255,000 Active 70 DOM
-
2026-07-07days on market $255,000 Active 69 DOM
-
2026-07-06days on market $255,000 Active 68 DOM
-
2026-07-05days on market $255,000 Active 67 DOM
-
2026-07-04days on market $255,000 Active 66 DOM
-
2026-07-03days on market $255,000 Active 65 DOM
-
2026-07-02days on market $255,000 Active 64 DOM
-
2026-07-01days on market $255,000 Active 63 DOM
-
2026-06-30days on market $255,000 Active 62 DOM
-
2026-06-29days on market $255,000 Active 61 DOM
-
2026-06-28days on market $255,000 Active 60 DOM
-
2026-06-27days on market $255,000 Active 59 DOM
-
2026-06-26days on market $255,000 Active 57 DOM
-
2026-06-22days on market $255,000 Active 54 DOM
-
2026-06-21days on market $255,000 Active 53 DOM
-
2026-06-19days on market $255,000 Active 51 DOM
-
2026-06-18days on market $255,000 Active 50 DOM
-
2026-06-17days on market $255,000 Active 49 DOM
-
2026-06-16days on market $255,000 Active 48 DOM
-
2026-06-15days on market $255,000 Active 47 DOM
-
2026-06-14days on market $255,000 Active 45 DOM
-
2026-06-12days on market $255,000 Active 44 DOM
-
2026-06-09days on market $255,000 Active 41 DOM
-
2026-06-08days on market $255,000 Active 40 DOM
-
2026-06-07days on market $255,000 Active 39 DOM
-
2026-06-03days on market $255,000 Active 35 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
- $1,110 · $93/mo
- Projected year-2 tax
- $2,474 · $206/mo
- Expected delta
- +$1,363/yr (+$114/mo · 122.7%)
ⓘ 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 ≥106°F today · 20 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $42,000
- − Mortgage interest
- −$14,284
- − Property taxes
- −$1,110
- − Insurance
- −$1,275
- − Repairs & maintenance
- −$3,360
- − Management
- −$3,360
- − Depreciation
- −$7,418
- Taxable income
- $11,192
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$2,686
- After-tax cash flow
- $12,061/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 · 9 photos
75/100
Cosmetic rehab
Est. rehab $6,150–$18,450 screening
This well-maintained and updated multi-family home is in good condition with minimal repairs needed. Painting the exterior and replacing worn-out appliances would significantly increase its value for both resale and rental.
Components & finishes AI
Roof asphalt shingle · good
Flooring tile
Counters granite
Appliances white
HVAC central · new lt5
Value-add opportunities
- Both Paint the exterior siding and trim — Painting the exterior will improve the curb appeal and increase the home's value for both resale and rental. ↑
- Both Replace worn-out appliances — Upgrading the appliances will make the home more attractive to potential buyers and renters, increasing its value. ↑
ⓘ 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
- County
- Taney County · 59,017 people
- City population
- 28,460
- Metro
- Branson, MO
- Population (ZIP)
- 28,460
- Household income
- $60,489
- Rent vs Own
- Severe rent burden
- 6% of renters
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
- —
- 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
+15354.5% since first listed5 events — show timeline
- 2026-04-29 Listed $255,000 SOMO
- 2025-11-13 Listed $510,000 SOMO
- 2022-08-24 Price Changed $1,650 RENT.
- 2006-05-09 Sold (Public Records) — Public Records
- 2003-07-09 Sold (Public Records) — Public Records
Property tax history
+4.7%/yrLatest (2025): $1,110 · +9.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…