590 Abby Ln #8 · Branson, MO 65616

$143,900

2 bd · 1.0 ba · 791 sqft · Condo public records · 464 Days on market

Built 1994 $182/sqft · 14% below area Est $168k · 14% under $188/mo HOA · 16% 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 +13.9/15.0
• Cash flow +8.1/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Turn-Key Investment Package: Two Fully Furnished Condos in Prime Branson Locations * * An exceptional opportunity awaits with this exclusive package --2 fully furnished 2-bedroom, 2-bath condos just minutes from Table Rock Lake, Silver Dollar City, and Branson's top attractions. Each unit has its own charm, and together they form a rare, ready-to-go investment or personal-use portfolio. ------ * * Abby Lane * * This 791 sq ft, two-level end unit features vaulted ceilings, a spacious layout, and a large deck. Enjoy easy parking access and a short walk to the on-site marina on Lake Taneycomo--offering world-class fishing, boat rentals, and close proximity to Branson's best. Fully furnished with appliances included. ------ * * Woodpecker Lane * * At 864 sq ft, this stylishly appointed condo is a cozy retreat with a secluded, covered deck--perfect for enjoying the outdoors and even hearing the distant whistle of the Silver Dollar City train. Located near Table Rock Lake with access to scenic trails, it offers rustic charm and modern comfort. ------Both properties are fully furnished and include appliances--truly turn-key and perfect for short-term rentals, vacation escapes, or your own private getaway collection. ------Don't miss this chance to own three beautiful Branson condos in one smart investment move! ------ * * * * Child Listings: Abby Lane -MLS# 60288967; Woodpecker Ln -MLS# 60288801

Key facts

• Large deck
• On-site marina
• Boat rentals

Tags

• LARGE DECK
• ON-SITE MARINA
• WORLD-CLASS FISHING
• BOAT RENTALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $144k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (16.7% below list).
• Recommended offer: $109k (24.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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); 1048 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $995 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 464 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $144k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,166 (24.1% 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 464 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 10.0

CMA / ARV

• ARV (median comp): $167,885
• List price: $143,900
• Delta: -14.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-35,852
• Equity at exit: $21,456

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-47,393
• Equity at exit: $12,442

Cash invested: $40,292 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$755
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$188
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-197

Break-even live

Break-even rent $1,447

Max offer price $109,166

Occupancy floor —

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: $35,975
• Closing costs: $4,317
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
680 Fall Creek Dr Apt 10 Branson, MO	2.0	2.0	750	$1,295	$1.73	43d	1	0.06mi
540 Abby Ln #8 Branson, MO	2.0	2.0	1000	$1,100	$1.10	43d	1	0.10mi
25 Fall Creek Trl #8 Branson, MO	2.0	2.0	859	$900	$1.05	43d	1	0.38mi
21 Fall Creek Trl #1 Branson, MO	1.0	1.0	619	$800	$1.29	43d	1	0.40mi
1 Memory Ln #1 Branson, MO	1.0	1.0	600	$900	$1.50	43d	1	0.58mi
1 Memory Ln #2 Branson, MO	1.0	1.0	750	$875	$1.17	43d	1	0.58mi
34 Golfshores Dr #6 Branson, MO	2.0	2.0	1032	$1,500	$1.45	43d	1	0.63mi
3245 Falls Pkwy Unit 335 Branson, MO	2.0	2.0	864	$995	$1.15	43d	1	1.05mi
750 Windsor Ct Unit GQ 106 Branson, MO	1.0	1.0	715	$1,050	$1.47	43d	1	1.27mi
750 Windsor Ct Apt 206 Branson, MO	1.0	1.0	715	$1,195	$1.67	43d	1	1.27mi

HOA detail condo

• Monthly dues: $188 · $2,256/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-19
   days on market $143,900 Active 464 DOM
2. 2026-06-18
   days on market $143,900 Active 463 DOM
3. 2026-06-17
   days on market $143,900 Active 462 DOM
4. 2026-06-16
   days on market $143,900 Active 461 DOM
5. 2026-06-15
   days on market $143,900 Active 460 DOM
6. 2026-06-14
   days on market $143,900 Active 458 DOM
7. 2026-06-12
   days on market $143,900 Active 457 DOM
8. 2026-06-09
   days on market $143,900 Active 454 DOM
9. 2026-06-08
   days on market $143,900 Active 453 DOM
10. 2026-06-07
    days on market $143,900 Active 452 DOM
11. 2026-06-03
    days on market $143,900 Active 448 DOM
12. 2026-06-02
    days on market $143,900 Active 447 DOM
13. 2026-06-01
    days on market $143,900 Active 446 DOM
14. 2026-05-31
    days on market $143,900 Active 445 DOM
15. 2026-05-30
    days on market $143,900 Active 444 DOM
16. 2026-01-30
    price $341,900 1432-char remark

    Show marketing remark (1432 chars)

    * * Turn-Key Investment Package: Two Fully Furnished Condos in Prime Branson Locations * * An exceptional opportunity awaits with this exclusive package --2 fully furnished 2-bedroom, 2-bath condos just minutes from Table Rock Lake, Silver Dollar City, and Branson's top attractions. Each unit has its own charm, and together they form a rare, ready-to-go investment or personal-use portfolio. ------ * * Abby Lane * * This 791 sq ft, two-level end unit features vaulted ceilings, a spacious layout, and a large deck. Enjoy easy parking access and a short walk to the on-site marina on Lake Taneycomo--offering world-class fishing, boat rentals, and close proximity to Branson's best. Fully furnished with appliances included. ------ * * Woodpecker Lane * * At 864 sq ft, this stylishly appointed condo is a cozy retreat with a secluded, covered deck--perfect for enjoying the outdoors and even hearing the distant whistle of the Silver Dollar City train. Located near Table Rock Lake with access to scenic trails, it offers rustic charm and modern comfort. ------Both properties are fully furnished and include appliances--truly turn-key and perfect for short-term rentals, vacation escapes, or your own private getaway collection. ------Don't miss this chance to own three beautiful Branson condos in one smart investment move! ------ * * * * Child Listings: Abby Lane -MLS# 60288967; Woodpecker Ln -MLS# 60288801

17. 2026-01-30
    status Active 1432-char remark

    Show marketing remark (1432 chars)

    * * Turn-Key Investment Package: Two Fully Furnished Condos in Prime Branson Locations * * An exceptional opportunity awaits with this exclusive package --2 fully furnished 2-bedroom, 2-bath condos just minutes from Table Rock Lake, Silver Dollar City, and Branson's top attractions. Each unit has its own charm, and together they form a rare, ready-to-go investment or personal-use portfolio. ------ * * Abby Lane * * This 791 sq ft, two-level end unit features vaulted ceilings, a spacious layout, and a large deck. Enjoy easy parking access and a short walk to the on-site marina on Lake Taneycomo--offering world-class fishing, boat rentals, and close proximity to Branson's best. Fully furnished with appliances included. ------ * * Woodpecker Lane * * At 864 sq ft, this stylishly appointed condo is a cozy retreat with a secluded, covered deck--perfect for enjoying the outdoors and even hearing the distant whistle of the Silver Dollar City train. Located near Table Rock Lake with access to scenic trails, it offers rustic charm and modern comfort. ------Both properties are fully furnished and include appliances--truly turn-key and perfect for short-term rentals, vacation escapes, or your own private getaway collection. ------Don't miss this chance to own three beautiful Branson condos in one smart investment move! ------ * * * * Child Listings: Abby Lane -MLS# 60288967; Woodpecker Ln -MLS# 60288801

18. 2026-01-30
    status Pending 1432-char remark

    Show marketing remark (1432 chars)

    * * Turn-Key Investment Package: Two Fully Furnished Condos in Prime Branson Locations * * An exceptional opportunity awaits with this exclusive package --2 fully furnished 2-bedroom, 2-bath condos just minutes from Table Rock Lake, Silver Dollar City, and Branson's top attractions. Each unit has its own charm, and together they form a rare, ready-to-go investment or personal-use portfolio. ------ * * Abby Lane * * This 791 sq ft, two-level end unit features vaulted ceilings, a spacious layout, and a large deck. Enjoy easy parking access and a short walk to the on-site marina on Lake Taneycomo--offering world-class fishing, boat rentals, and close proximity to Branson's best. Fully furnished with appliances included. ------ * * Woodpecker Lane * * At 864 sq ft, this stylishly appointed condo is a cozy retreat with a secluded, covered deck--perfect for enjoying the outdoors and even hearing the distant whistle of the Silver Dollar City train. Located near Table Rock Lake with access to scenic trails, it offers rustic charm and modern comfort. ------Both properties are fully furnished and include appliances--truly turn-key and perfect for short-term rentals, vacation escapes, or your own private getaway collection. ------Don't miss this chance to own three beautiful Branson condos in one smart investment move! ------ * * * * Child Listings: Abby Lane -MLS# 60288967; Woodpecker Ln -MLS# 60288801

19. 2025-10-16
    price $143,900 583-char remark

    Show marketing remark (583 chars)

    This fully furnished 2-bedroom, 2-bathroom condo is 2 levels, vaulted ceilings, and on a desirable end-unit location. With convenient access from the parking area, it features a large deck. Just minutes from the Table Rock Lake, Silver Dollar City, and Branson's top attractions, this condo offers the perfect blend of relaxation and convenience. And you are only a short walk from the on-site marina which provides world-class fishing and boat rentals on Lake Taneycomo. All furniture and appliances are included, making this a true turn-key investment or an ideal vacation retreat.

20. 2025-03-12
    listed $155,000 Active 583-char remark

    Show marketing remark (583 chars)

    This fully furnished 2-bedroom, 2-bathroom condo is 2 levels, vaulted ceilings, and on a desirable end-unit location. With convenient access from the parking area, it features a large deck. Just minutes from the Table Rock Lake, Silver Dollar City, and Branson's top attractions, this condo offers the perfect blend of relaxation and convenience. And you are only a short walk from the on-site marina which provides world-class fishing and boat rentals on Lake Taneycomo. All furniture and appliances are included, making this a true turn-key investment or an ideal vacation retreat.

21. 2025-03-10
    listed $480,000 Active 1432-char remark

    Show marketing remark (1432 chars)

    * * Turn-Key Investment Package: Two Fully Furnished Condos in Prime Branson Locations * * An exceptional opportunity awaits with this exclusive package --2 fully furnished 2-bedroom, 2-bath condos just minutes from Table Rock Lake, Silver Dollar City, and Branson's top attractions. Each unit has its own charm, and together they form a rare, ready-to-go investment or personal-use portfolio. ------ * * Abby Lane * * This 791 sq ft, two-level end unit features vaulted ceilings, a spacious layout, and a large deck. Enjoy easy parking access and a short walk to the on-site marina on Lake Taneycomo--offering world-class fishing, boat rentals, and close proximity to Branson's best. Fully furnished with appliances included. ------ * * Woodpecker Lane * * At 864 sq ft, this stylishly appointed condo is a cozy retreat with a secluded, covered deck--perfect for enjoying the outdoors and even hearing the distant whistle of the Silver Dollar City train. Located near Table Rock Lake with access to scenic trails, it offers rustic charm and modern comfort. ------Both properties are fully furnished and include appliances--truly turn-key and perfect for short-term rentals, vacation escapes, or your own private getaway collection. ------Don't miss this chance to own three beautiful Branson condos in one smart investment move! ------ * * * * Child Listings: Abby Lane -MLS# 60288967; Woodpecker Ln -MLS# 60288801

22. 2021-03-05
    soldstatus
23. 2021-01-20
    listed $95,500
24. 2019-12-31
    soldstatus
25. 2019-10-03
    listed $69,900
26. 2018-01-19
    soldstatus
27. 2018-01-19
    soldstatus
28. 2017-12-11
    listed $39,900
29. 2007-10-17
    soldstatus $60,000
30. 2006-05-01
    soldstatus
31. 2003-01-27
    soldstatus
32. 1995-01-25
    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: $1,022 · $85/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$374/yr (+$31/mo · 36.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $14,379
• − Mortgage interest: −$8,061
• − Property taxes: −$1,022
• − Insurance: −$1,386
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − HOA: −$2,256
• − Depreciation: −$4,186
• Taxable loss: −$4,832
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-1,200/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

+469.8% since first listed

17 events — show timeline

• 2026-01-30 Price Changed $341,900 SOMO
• 2026-01-30 Relisted — SOMO
• 2026-01-30 Pending — SOMO
• 2025-10-16 Price Changed $143,900 SOMO
• 2025-03-12 Listed $155,000 SOMO
• 2025-03-10 Listed $480,000 SOMO
• 2021-03-05 Sold (MLS) — SOMO
• 2021-01-20 Listed $95,500 SOMO
• 2019-12-31 Sold (MLS) — SOMO
• 2019-10-03 Listed $69,900 SOMO
• 2018-01-19 Sold (Public Records) — Public Records
• 2018-01-19 Sold (MLS) — SOMO
• 2017-12-11 Listed $39,900 SOMO
• 2007-10-17 Sold (Public Records) $60,000 Public Records
• 2006-05-01 Sold (Public Records) — Public Records
• 2003-01-27 Sold (Public Records) — Public Records
• 1995-01-25 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,022 · +6.5% YoY. Source: county tax records.