159 Woodland Dr N · Branson, MO 65616

$215,000

6 bd · 2.0 ba · 1,230 sqft · MultiFamily public records · 52 Days on market

Built 2003 Good condition 4,792 sqft lot 2-car garage $175/sqft · 21% below area Est $271k · 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• 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

The tenant's already there - the opportunity is yours! Tenant-occupied and well cared for, this 3-bedroom, 2-bath Branson duplex offers 1,230 square feet of living space, a two-car garage, new carpet in the bedrooms, and tile flooring throughout the rest of the home. The a/c unit is only a couple years old and all kitchen appliances stay with the property. Whether you're starting a rental portfolio or adding to one, 159 Woodland Dr N deserves a look. It's close to Branson's shopping, dining, and entertainment without putting you in the middle of the traffic. Even better? * * No HOA dues.

Key facts

• New carpet
• Tile flooring
• Convenient location

Tags

• NEW CARPET
• TILE FLOORING
• KITCHEN APPLIANCES STAY
• NO HOA DUES
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive. Per door: $480/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 2.9% 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); 1613 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 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 $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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: 1.34% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.12%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (median comp): $271,339
• List price: $215,000
• Delta: -20.76%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 10 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%)	19mo	$199,000	$159	36
178 Olive St	1.45mi	4/2.0 (-2)	1,248 (+2%)	54mo	$125,000	$100	33
508 Truman Dr	2.04mi	5/2.0 (-1)	1,572 (+28%)	6mo	$268,000	$170	30
745 Aaron Way	1.38mi	4/2.0 (-2)	1,575 (+28%)	8mo	$269,900	$171	24
304 Truman Dr	1.89mi	4/2.0 (-2)	1,340 (+9%)	30mo	$154,900	$116	20
367 Sherry Ln	2.15mi	4/2.0 (-2)	1,440 (+17%)	54mo	$229,900	$160	10
216 Lone Pine Rd	1.60mi	4/2.0 (-2)	1,552 (+26%)	54mo	$245,000	$158	10
142 Foxhole Ln	2.04mi	4/2.5 (-2)	1,405 (+14%)	24mo	$254,900	$181	9
308 Erie St	1.25mi	4/1.5 (-2)	1,540 (+25%)	38mo	$229,900	$149	8
520 Miller Dr	2.02mi	4/1.0 (-2)	1,436 (+17%)	35mo	$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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $25,904
• Equity at exit: $32,057

10-year hold

• IRR: 19.8%
• Equity multiple: 2.66×
• Total profit: $99,782
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $215,000 ($175/sqft)
• Median days on market: 53 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +26.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65616

• Home prices YoY: -24.3%
• Rents YoY: 2.9%
• Active inventory: 1613
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,872 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$93 /mo · $1,110/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $959

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,872
Total (2 units)			$2,872

Break-even live

Break-even rent $1,658

Max offer price $215,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,081	-5% $1,020	+0% $959	+5% $898	+10% $838
Rent	-10% $732	-5% $846	+0% $959	+5% $1,073	+10% $1,186
Rate	-1.0pp $1,068	-0.5pp $1,014	base $959	+0.5pp $904	+1.0pp $847

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	184d	1	0.03mi
172 Forest Ln Branson, MO	3.0	3.0	1600	$1,750	$1.09	184d	1	0.05mi
190 Forest Ln Branson, MO	4.0	3.0	1550	$1,995	$1.29	184d	1	0.05mi
486 Woodland Dr E Branson, MO	3.0	2.0	1800	$1,750	$0.97	0d	1	0.09mi
140 Dandelion Ct Branson, MO	3.0	2.0	1670	$1,655	$0.99	0d	1	0.25mi
750 Windsor Ct Branson, MO	2.0	2.0	1005	$1,295	$1.29	37d	1	0.30mi
750 Windsor Ct Apt 104 Branson, MO	2.0	2.0	1005	$1,195	$1.19	10d	1	0.30mi
350 S Wildwood Dr #19 Branson, MO	2.0	2.0	1376	$2,000	$1.45	10d	1	0.79mi
350 S Wildwood Dr Apt C16 Branson, MO	2.0	2.0	1400	$1,200	$0.86	16d	1	0.81mi
540 Abby Ln #8 Branson, MO	2.0	2.0	1000	$1,100	$1.10	184d	1	1.04mi
400 Judy St #05 Branson, MO	2.0	1.0	900	$800	$0.89	184d	1	1.09mi
400 Judy St Unit 11 Branson, MO	2.0	1.0	900	$900	$1.00	10d	1	1.09mi
400 Judy St Branson, MO	2.0	1.0	900	$900	$1.00	184d	1	1.09mi
402 Scott Blvd Branson, MO	2.0–3.0	1.0–2.0	955	$901	$0.94	0d	1	1.34mi
745 Aaron Way Branson, MO	4.0	2.0	1575	$2,250	$1.43	184d	1	1.37mi
750 Ford St Branson, MO	3.0	2.0	1340	$1,750	$1.31	34d	1	1.41mi

Property features AI

Exterior

• Parking: 2-car garageDrivewayGarage faces the front
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerElectric service
• Home design: Duplex (residential income property)One story
• Construction: Vinyl sidingComposition roofSlab foundationBuilt as residential income duplex
• Exterior features: Rain guttersFront porchPatioCleared lotLot dimensions approximately 47.3 x 100.6Chip-and-seal road frontage on a county road

Interior

• Kitchen: Electric ovenFree-standing electric ovenDishwasherMicrowaveRefrigeratorLaminate counters
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: High-speed internet availableLaminate countertopsVaulted ceilingsTray ceilingsWalk-in closetsInsulated double-pane windows with blinds/window coveringsSmoke detectors
• Laundry & utility: Laundry located on the main levelElectric water heater

Listing history 50 events

1. 2026-11-08
   days on market $215,000 Active 52 DOM
2. 2026-11-07
   days on market $215,000 Active 51 DOM
3. 2026-11-06
   days on market $215,000 Active 50 DOM
4. 2026-11-05
   days on market $215,000 Active 49 DOM
5. 2026-11-04
   days on market $215,000 Active 48 DOM
6. 2026-11-02
   days on market $215,000 Active 46 DOM
7. 2026-11-01
   days on market $215,000 Active 45 DOM
8. 2026-10-31
   days on market $215,000 Active 44 DOM
9. 2026-10-30
   days on market $215,000 Active 43 DOM
10. 2026-10-29
    days on market $215,000 Active 42 DOM
11. 2026-10-28
    days on market $215,000 Active 41 DOM
12. 2026-10-27
    days on market $215,000 Active 40 DOM
13. 2026-10-26
    days on market $215,000 Active 39 DOM
14. 2026-10-25
    days on market $215,000 Active 38 DOM
15. 2026-10-24
    days on market $215,000 Active 37 DOM
16. 2026-10-23
    days on market $215,000 Active 36 DOM
17. 2026-10-22
    days on market $215,000 Active 35 DOM
18. 2026-10-21
    days on market $215,000 Active 34 DOM
19. 2026-10-20
    days on market $215,000 Active 33 DOM
20. 2026-10-19
    days on market $215,000 Active 32 DOM
21. 2026-10-18
    days on market $215,000 Active 31 DOM
22. 2026-10-17
    days on market $215,000 Active 30 DOM
23. 2026-10-16
    days on market $215,000 Active 29 DOM
24. 2026-10-15
    days on market $215,000 Active 28 DOM
25. 2026-10-14
    days on market $215,000 Active 27 DOM
26. 2026-10-14
    days on market $215,000 Active 26 DOM
27. 2026-10-12
    days on market $215,000 Active 25 DOM
28. 2026-10-11
    days on market $215,000 Active 24 DOM
29. 2026-10-10
    days on market $215,000 Active 23 DOM
30. 2026-10-09
    days on market $215,000 Active 22 DOM
31. 2026-10-08
    days on market $215,000 Active 21 DOM
32. 2026-10-07
    days on market $215,000 Active 20 DOM
33. 2026-10-06
    days on market $215,000 Active 19 DOM
34. 2026-10-05
    days on market $215,000 Active 18 DOM
35. 2026-10-04
    days on market $215,000 Active 17 DOM
36. 2026-10-03
    days on market $215,000 Active 16 DOM
37. 2026-10-02
    days on market $215,000 Active 15 DOM
38. 2026-10-01
    days on market $215,000 Active 14 DOM
39. 2026-09-30
    days on market $215,000 Active 13 DOM
40. 2026-09-29
    days on market $215,000 Active 12 DOM
41. 2026-09-28
    days on market $215,000 Active 11 DOM
42. 2026-09-27
    days on market $215,000 Active 10 DOM
43. 2026-09-26
    days on market $215,000 Active 9 DOM
44. 2026-09-25
    days on market $215,000 Active 8 DOM
45. 2026-09-24
    days on market $215,000 Active 7 DOM
46. 2026-09-23
    days on market $215,000 Active 6 DOM
47. 2026-09-21
    days on market $215,000 Active 4 DOM
48. 2026-09-20
    days on market $215,000 Active 3 DOM
49. 2026-09-19
    days on market $215,000 Active 2 DOM
50. 2026-09-18
    remarks 699-char remark

ⓘ 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: $2,086 · $174/mo
• Expected delta: +$975/yr (+$81/mo · 87.8%)

ⓘ 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 2/10 Low
• 🌡 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: $34,464
• − Mortgage interest: −$12,043
• − Property taxes: −$1,110
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,757
• − Management: −$2,757
• − Depreciation: −$6,255
• Taxable income: $8,466
• Est. tax owed @ 24.0%: −$2,032
• After-tax cash flow: $9,479/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

Good 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: 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%
• 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

Property features AI

Exterior

• Parking: 2-car garageDrivewayGarage faces the front
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerElectric service
• Home design: Duplex (residential income property)One story
• Construction: Vinyl sidingComposition roofSlab foundationBuilt as residential income duplex
• Exterior features: Rain guttersFront porchPatioCleared lotLot dimensions approximately 47.3 x 100.6Chip-and-seal road frontage on a county road

Interior

• Kitchen: Electric ovenFree-standing electric ovenDishwasherMicrowaveRefrigeratorLaminate counters
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: CarpetTile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning
• Interior features: High-speed internet availableLaminate countertopsVaulted ceilingsTray ceilingsWalk-in closetsInsulated double-pane windows with blinds/window coveringsSmoke detectors
• Laundry & utility: Laundry located on the main levelElectric water heater

Price history

+12930.3% since first listed

6 events — show timeline

• 2026-09-17 Listed $215,000 SOMO
• 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.