123 Oak Dr Unit 1-9 · Branson, MO 65616

$195,500

2 bd · 2.0 ba · 1,525 sqft · Condo · 48 Days on market

Built 1993 Good condition $128/sqft · 11% below area Est $219k · 11% under $460/mo HOA · 29% of rent ↓ 15% since listing

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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 +12.3/15.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Cash flow +3.8/30.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* * Located in the heart of Branson * * within the sought-after, gated community of Palace View Place, this beautifully updated 2-bedroom, 2-bath condo offers 1,500 sq ft of comfortable living. Freshly painted with brand-new carpet and durable laminate flooring, this move-in ready home features a spacious screened-in deck--ideal for relaxing or entertaining. Whether you're looking for a full-time residence or the perfect vacation retreat, this property fits the bill. Palace View Place is a well-maintained, VA and FHA approved community offering resort-style. Amenities including two pools, hot tub, sauna, fitness center, and a clubhouse with a full kitchen and gathering space.

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• SCREENED-IN DECK
• RESORT-STYLE AMENITIES
• TWO POOLS
• FITNESS CENTER
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $196k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-566 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (41.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (19.4% below list).
• Recommended offer: $114k (41.9% below list) — sets the bar for cash-flow.

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 Elementary (math 52% / reading 47%, grade D, #284 of 1,115 statewide, top 30%, 503 students, 65% 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); 1267 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d 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).
• This rent runs 31% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($190k) 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

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,581 (41.9% 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 48 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.41%
• DSCR: 0.45
• GRM: 10.3

CMA / ARV

• ARV (median comp): $219,000
• List price: $195,500
• Delta: -10.73%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Oxford Dr #8	0.06mi	2/2.0	1,315 (-14%)	1mo	$227,900	$173	73
300 Glory Rd #1	0.50mi	2/2.0	1,377 (-10%)	2mo	$244,900	$178	59
115 Residence Ln #4	0.21mi	3/2.5 (+1)	1,882 (+23%)	1mo	$265,000	$141	57
252 Groton St	1.00mi	3/2.0 (+1)	1,584 (+4%)	0mo	$275,000	$174	53
330 South Wildwood Drive Dr Bldg 6 Unit 6	0.77mi	3/3.0 (+1)	1,559 (+2%)	2mo	$324,700	$208	51
77 Anglers Pointe Unit 77-1	1.05mi	2/2.0	1,394 (-9%)	1mo	$275,000	$197	50
133 Birchwood Cir	0.71mi	3/2.0 (+1)	1,407 (-8%)	0mo	$250,000	$178	49
350 S Wildwood Dr Unit D9	0.81mi	2/2.0	1,376 (-10%)	2mo	$215,000	$156	48
123 River Point Rd #34	1.06mi	3/3.0 (+1)	1,644 (+8%)	1mo	$249,000	$151	42
310 S Wildwood Dr Unit 10-5	0.71mi	2/2.0	1,292 (-15%)	1mo	$244,900	$190	40
310 S Wildwood Dr Unit Bld 7, Unit 1	0.71mi	3/3.0 (+1)	1,339 (-12%)	0mo	$249,900	$187	37
159 Doyle Ct	0.67mi	3/1.5 (+1)	1,200 (-21%)	0mo	$190,000	$158	36

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: -39.1%
• Equity multiple: -0.23×
• Total profit: $-67,588
• Equity at exit: $29,150

10-year hold

• IRR: -59.7%
• Equity multiple: -0.91×
• Total profit: $-104,687
• Equity at exit: $16,903

Cash invested: $54,740 (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: 0 active · 1 under contract

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: 1267
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$1,025
• Tax est. 1.5%: −$244 /mo · $2,932/yr
• Insurance: −$81
• HOA: −$460
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-566

Break-even live

Break-even rent $2,292

Max offer price $113,581

Occupancy floor —

Sensitivity live

Price	-10% $-431	-5% $-499	+0% $-566	+5% $-634	+10% $-701
Rent	-10% $-691	-5% $-628	+0% $-566	+5% $-504	+10% $-442
Rate	-1.0pp $-468	-0.5pp $-516	base $-566	+0.5pp $-617	+1.0pp $-668

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: $48,875
• Closing costs: $5,865
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 Forest Ln Branson, MO	3.0	3.0	1600	$1,750	$1.09	93d	1	0.61mi
139 Woodland Dr N Branson, MO	3.0	2.0	1339	$1,750	$1.31	93d	1	0.68mi
107 Garden Cir #3 Branson, MO	3.0	2.0	1100	$1,075	$0.98	93d	1	0.92mi

Property features AI

Finance

• HOA & community: Association fee of $460 per monthHOA covers insurance, trash, and snow removal

Exterior

• Parking: Assigned parkingAdditional paved parkingStorageGated entry with electric gate
• Security: Smoke detectorsFire sprinkler system
• Utilities: Public waterPublic sewerCable availableElectric service
• Home design: Condominium (residential)One level
• Construction: Stucco constructionComposition roof
• Exterior features: Covered rear patio and screened rear porchPatioGated community entryAsphalt road surface

Interior

• Kitchen: Electric oven and free‑standing electric ovenElectric cooktopMicrowaveRefrigeratorIce makerDishwasherDisposalPantry
• Bedrooms: Walk-in closet(s) (bedroom feature)
• Flooring: HardwoodLaminateTileCarpet
• Bathrooms: 2 full bathroomsSoaking tubTherapeutic whirlpool (accessibility feature)
• Heating & cooling: Central heating and central airForced airElectric heatingCeiling fan(s)Fireplace insert with blower fan and glass doors
• Interior features: PantryCrown moldingSoaking tubHigh ceilingsWalk-in closet(s)High-speed internetInsulated, double-pane windows with coverings/treated window treatmentsHas fireplace
• Laundry & utility: WasherDryerElectric water heater

HOA detail $460/mo · $5,520/yr condo

• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-02
   days on market $195,500 Active 48 DOM
2. 2026-06-01
   days on market $195,500 Active 47 DOM
3. 2026-05-31
   days on market $195,500 Active 46 DOM
4. 2026-05-30
   days on market $195,500 Active 45 DOM
5. 2026-04-15
   listed $195,500 Active 989-char remark
6. 2026-02-09
   price $199,999
7. 2025-12-31
   listed $204,900 Active
8. 2025-11-04
   price $208,500
9. 2025-09-26
   price $211,500
10. 2025-09-12
    price $214,500
11. 2025-08-06
    price $219,500
12. 2025-07-05
    price $225,000
13. 2025-04-30
    price $226,000
14. 2025-04-30
    price $227,900
15. 2025-04-12
    listed $229,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,910
• − Mortgage interest: −$10,951
• − Property taxes: −$2,932
• − Insurance: −$978
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − HOA: −$5,520
• − Depreciation: −$5,687
• Taxable loss: −$10,184
• Est. tax savings @ 24.0%: +$2,444
• After-tax cash flow: $-4,349/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,625–$22,875 screening

This move-in ready condo in Palace View Place offers updated interiors and a spacious deck, making it an ideal vacation retreat or full-time residence.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Trim bushes and shrubs — Improves landscaping and enhances curb appeal ↑

ⓘ 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

• Census place: Branson, MO
• 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%
• 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%

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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

Finance

• HOA & community: Association fee of $460 per monthHOA covers insurance, trash, and snow removal

Exterior

• Parking: Assigned parkingAdditional paved parkingStorageGated entry with electric gate
• Security: Smoke detectorsFire sprinkler system
• Utilities: Public waterPublic sewerCable availableElectric service
• Home design: Condominium (residential)One level
• Construction: Stucco constructionComposition roof
• Exterior features: Covered rear patio and screened rear porchPatioGated community entryAsphalt road surface

Interior

• Kitchen: Electric oven and free‑standing electric ovenElectric cooktopMicrowaveRefrigeratorIce makerDishwasherDisposalPantry
• Bedrooms: Walk-in closet(s) (bedroom feature)
• Flooring: HardwoodLaminateTileCarpet
• Bathrooms: 2 full bathroomsSoaking tubTherapeutic whirlpool (accessibility feature)
• Heating & cooling: Central heating and central airForced airElectric heatingCeiling fan(s)Fireplace insert with blower fan and glass doors
• Interior features: PantryCrown moldingSoaking tubHigh ceilingsWalk-in closet(s)High-speed internetInsulated, double-pane windows with coverings/treated window treatmentsHas fireplace
• Laundry & utility: WasherDryerElectric water heater

Price history

-14.8% since first listed

11 events — show timeline

• 2026-04-15 Listed $195,500 SOMO
• 2026-02-09 Price Changed $199,999 SOMO
• 2025-12-31 Listed $204,900 SOMO
• 2025-11-04 Price Changed $208,500 SOMO
• 2025-09-26 Price Changed $211,500 SOMO
• 2025-09-12 Price Changed $214,500 SOMO
• 2025-08-06 Price Changed $219,500 SOMO
• 2025-07-05 Price Changed $225,000 SOMO
• 2025-04-30 Price Changed $226,000 SOMO
• 2025-04-30 Price Changed $227,900 SOMO
• 2025-04-12 Listed $229,500 SOMO