159 Woodland Dr N · Branson, MO 65616

$255,000

6 bd · 2.0 ba · 1,230 sqft · MultiFamily public records · 51 Days on market

Built 2003 4,792 sqft lot $207/sqft · 6% below area Est $271k · 6% under

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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 +26.4/30.0
• ARV discount +10.1/15.0
• DSCR +9.0/10.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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

• INVESTMENT PROPERTY
• LOW MAINTENANCE
• TILE FLOORING
• CLOSE INTO BRANSON
• SHOPPING DINING ENTERTAINMENT
• NO HOA DUES

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; One level
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as a single-story structure
• Exterior features: Rain gutters; Patio; Cleared lot

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator; Laminate countertops
• Bedrooms: Walk-in closet(s) (bedroom feature)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: High-speed internet available; Laminate counters; Vaulted ceilings; Tray ceilings; Walk-in closets; Insulated windows with blinds and window coverings; Double-pane windows
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $255k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive. Per door: $332/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $247k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).
• At $2,786/mo this rent would consume 55% of the median local household income ($60k/yr) (locally 1065% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 2.9% rent growth), your $71k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($247k) 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 $247,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $270,718
• List price: $255,000
• Delta: -5.81%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $650
• Equity at exit: $38,021

10-year hold

• IRR: 9.8%
• Equity multiple: 1.75×
• Total profit: $53,555
• 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.

Methodology + full state rankings →

ZIP-level market 65616

• Home prices YoY: -24.3%
• Rents YoY: 2.9%
• Active inventory: 1048
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $2,786 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$93 /mo · $1,110/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $665

Break-even live

Break-even rent $1,944

Max offer price $255,000

Occupancy floor 71%

Sensitivity live

Price	-10% $809	-5% $737	+0% $665	+5% $593	+10% $521
Rent	-10% $445	-5% $555	+0% $665	+5% $775	+10% $885
Rate	-1.0pp $793	-0.5pp $730	base $665	+0.5pp $599	+1.0pp $532

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,786
Total (2 units)			$2,786

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
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $255,000 Active 51 DOM
2. 2026-06-18
   days on market $255,000 Active 50 DOM
3. 2026-06-17
   days on market $255,000 Active 49 DOM
4. 2026-06-16
   days on market $255,000 Active 48 DOM
5. 2026-06-15
   days on market $255,000 Active 47 DOM
6. 2026-06-14
   days on market $255,000 Active 45 DOM
7. 2026-06-12
   days on market $255,000 Active 44 DOM
8. 2026-06-09
   days on market $255,000 Active 41 DOM
9. 2026-06-08
   days on market $255,000 Active 40 DOM
10. 2026-06-07
    days on market $255,000 Active 39 DOM
11. 2026-06-03
    days on market $255,000 Active 35 DOM
12. 2026-06-02
    days on market $255,000 Active 34 DOM
13. 2026-06-01
    days on market $255,000 Active 33 DOM
14. 2026-05-31
    days on market $255,000 Active 32 DOM
15. 2026-05-30
    days on market $255,000 Active 31 DOM
16. 2026-04-29
    listed $255,000 Active 671-char remark
17. 2025-11-13
    listed $510,000 Active
18. 2022-08-24
    price $1,650
19. 2006-05-09
    soldstatus
20. 2003-07-09
    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: $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

Taxation est. · year 1

• Rental income: $33,432
• − Mortgage interest: −$14,284
• − Property taxes: −$1,110
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$7,418
• Taxable income: $3,995
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $7,020/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

• 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

+15354.5% since first listed

5 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%/yr

Latest (2025): $1,110 · +9.4% YoY. Source: county tax records.