964 Beeler Rd · Branson, MO 65616

$69,500

2 bd · 1.0 ba · 1,152 sqft · Other · 339 Days on market

Built 1940 0.67 ac lot $60/sqft · 77% below area

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Are you searching for your next project? Then look no further than this 1940's cabin, with a walk-out basement - offering a total of 1024 sq feet. Situated on 1/2 acre lot in the tranquil hills of Branson with winter views of Lake Taneycomo. This 2 BD, 1 BA has a potential non-conforming third room or home office space. The best of both worlds, peaceful out-of-the-way neighborhood but easy access to all the city has to offer. So, bring your vision and breathe new life into the home.

Key facts

• 1/2 acre lot
• Home office space
• Walk-out basement

Tags

• WALK-OUT BASEMENT
• 1/2 ACRE LOT
• WINTER VIEWS OF LAKE TANEYCOMO
• HOME OFFICE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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.
• 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.
• Market conditions: Rents rising (+2.9%/yr); 1057 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 $481 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.92% ✓
• Cap rate: 17.12%
• Cash-on-cash: 38.66%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $305,058
• List price: $69,500
• Delta: -77.22%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.7%
• Equity multiple: 2.47×
• Total profit: $28,522
• Equity at exit: $10,363

10-year hold

• IRR: 41.5%
• Equity multiple: 4.89×
• Total profit: $75,652
• Equity at exit: $6,009

Cash invested: $19,460 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,333 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $627

Break-even live

Break-even rent $539

Max offer price $69,500

Occupancy floor 48%

Sensitivity live

Price	-10% $666	-5% $647	+0% $627	+5% $607	+10% $588
Rent	-10% $522	-5% $574	+0% $627	+5% $680	+10% $732
Rate	-1.0pp $662	-0.5pp $645	base $627	+0.5pp $609	+1.0pp $591

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $69,500 Active 339 DOM
2. 2026-06-19
   days on market $69,500 Active 337 DOM
3. 2026-06-18
   days on market $69,500 Active 336 DOM
4. 2026-06-17
   days on market $69,500 Active 335 DOM
5. 2026-06-16
   days on market $69,500 Active 334 DOM
6. 2026-06-15
   days on market $69,500 Active 333 DOM
7. 2026-06-14
   days on market $69,500 Active 331 DOM
8. 2026-06-12
   days on market $69,500 Active 330 DOM
9. 2026-06-09
   days on market $69,500 Active 327 DOM
10. 2026-06-08
    days on market $69,500 Active 326 DOM
11. 2026-06-07
    days on market $69,500 Active 325 DOM
12. 2026-06-03
    days on market $69,500 Active 321 DOM
13. 2026-06-02
    days on market $69,500 Active 320 DOM
14. 2026-06-01
    days on market $69,500 Active 319 DOM
15. 2026-05-31
    days on market $69,500 Active 318 DOM
16. 2026-05-30
    days on market $69,500 Active 317 DOM
17. 2026-03-20
    price $79,000 487-char remark

    Show marketing remark (487 chars)

    Are you searching for your next project? Then look no further than this 1940's cabin, with a walk-out basement - offering a total of 1024 sq feet. Situated on 1/2 acre lot in the tranquil hills of Branson with winter views of Lake Taneycomo. This 2 BD, 1 BA has a potential non-conforming third room or home office space. The best of both worlds, peaceful out-of-the-way neighborhood but easy access to all the city has to offer. So, bring your vision and breathe new life into the home.

18. 2026-01-09
    price $89,000 487-char remark

    Show marketing remark (487 chars)

    Are you searching for your next project? Then look no further than this 1940's cabin, with a walk-out basement - offering a total of 1024 sq feet. Situated on 1/2 acre lot in the tranquil hills of Branson with winter views of Lake Taneycomo. This 2 BD, 1 BA has a potential non-conforming third room or home office space. The best of both worlds, peaceful out-of-the-way neighborhood but easy access to all the city has to offer. So, bring your vision and breathe new life into the home.

19. 2025-10-08
    price $99,000 487-char remark

    Show marketing remark (487 chars)

    Are you searching for your next project? Then look no further than this 1940's cabin, with a walk-out basement - offering a total of 1024 sq feet. Situated on 1/2 acre lot in the tranquil hills of Branson with winter views of Lake Taneycomo. This 2 BD, 1 BA has a potential non-conforming third room or home office space. The best of both worlds, peaceful out-of-the-way neighborhood but easy access to all the city has to offer. So, bring your vision and breathe new life into the home.

20. 2025-07-17
    listed $110,000 Active 487-char remark

    Show marketing remark (487 chars)

    Are you searching for your next project? Then look no further than this 1940's cabin, with a walk-out basement - offering a total of 1024 sq feet. Situated on 1/2 acre lot in the tranquil hills of Branson with winter views of Lake Taneycomo. This 2 BD, 1 BA has a potential non-conforming third room or home office space. The best of both worlds, peaceful out-of-the-way neighborhood but easy access to all the city has to offer. So, bring your vision and breathe new life into the home.

21. 2022-12-13
    soldstatus Closed 663-char remark

    Show marketing remark (663 chars)

    HALF ACRE lot just a short distance from Lake Taneycomo with a seasonal lake view. Secluded yet close to Branson Hills shopping and dining. Any structure(s) on the property are of no value, included with the sale, and being sold AS-IS. Possibly could rehab or start fresh. Perfect location to erect your weekend fishing retreat or full-time living cabin or bungalow. Please be considerate of neighbors and avoid parking on Easy Street, in middle of street or in any other properties or side lots. There is a driveway in front of the structure on the property that is partially hidden by overgrowth. Come check out this fantastic, ideally located property today!!!

22. 2022-12-13
    soldstatus

    Show marketing remark (663 chars)

    HALF ACRE lot just a short distance from Lake Taneycomo with a seasonal lake view. Secluded yet close to Branson Hills shopping and dining. Any structure(s) on the property are of no value, included with the sale, and being sold AS-IS. Possibly could rehab or start fresh. Perfect location to erect your weekend fishing retreat or full-time living cabin or bungalow. Please be considerate of neighbors and avoid parking on Easy Street, in middle of street or in any other properties or side lots. There is a driveway in front of the structure on the property that is partially hidden by overgrowth. Come check out this fantastic, ideally located property today!!!

23. 2022-11-30
    status Pending 663-char remark

    Show marketing remark (663 chars)

    HALF ACRE lot just a short distance from Lake Taneycomo with a seasonal lake view. Secluded yet close to Branson Hills shopping and dining. Any structure(s) on the property are of no value, included with the sale, and being sold AS-IS. Possibly could rehab or start fresh. Perfect location to erect your weekend fishing retreat or full-time living cabin or bungalow. Please be considerate of neighbors and avoid parking on Easy Street, in middle of street or in any other properties or side lots. There is a driveway in front of the structure on the property that is partially hidden by overgrowth. Come check out this fantastic, ideally located property today!!!

24. 2022-11-02
    listed $47,500 Active 663-char remark

    Show marketing remark (663 chars)

    HALF ACRE lot just a short distance from Lake Taneycomo with a seasonal lake view. Secluded yet close to Branson Hills shopping and dining. Any structure(s) on the property are of no value, included with the sale, and being sold AS-IS. Possibly could rehab or start fresh. Perfect location to erect your weekend fishing retreat or full-time living cabin or bungalow. Please be considerate of neighbors and avoid parking on Easy Street, in middle of street or in any other properties or side lots. There is a driveway in front of the structure on the property that is partially hidden by overgrowth. Come check out this fantastic, ideally located property today!!!

25. 2000-12-29
    soldstatus
26. 2000-02-09
    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: $388 · $32/mo
• Projected year-2 tax: $674 · $56/mo
• Expected delta: +$286/yr (+$24/mo · 73.6%)

ⓘ 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 · 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: $15,991
• − Mortgage interest: −$3,893
• − Property taxes: −$388
• − Insurance: −$348
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,022
• Taxable income: $6,782
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $5,896/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

+66.3% since first listed

10 events — show timeline

• 2026-03-20 Price Changed $79,000 SOMO
• 2026-01-09 Price Changed $89,000 SOMO
• 2025-10-08 Price Changed $99,000 SOMO
• 2025-07-17 Listed $110,000 SOMO
• 2022-12-13 Sold (Public Records) — Public Records
• 2022-12-13 Sold (MLS) — SOMO
• 2022-11-30 Pending — SOMO
• 2022-11-02 Listed $47,500 SOMO
• 2000-12-29 Sold (Public Records) — Public Records
• 2000-02-09 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $388 · -5.1% YoY. Source: county tax records.