115 Cavanaugh Pl · Branson, MO 65616

$309,500

4 bd · 3.0 ba · 1,712 sqft · MultiFamily · 48 Days on market

Built 2010 $78/mo HOA · 8% of rent

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Living is easy at Underhill Heights just North of town, located minutes from HWY 65 & Ozark Mountain Highroad! Enjoy an open living concept in the kitchen/living areas with granite counters and hardwood floors. This charming townhome provides a functional layout with the main level featuring 3 bedrooms and two baths with an additional bed/bath downstairs. A large utility room on the lower level with ample storage; there is also a hook-up off the kitchen for a stackable unit if one desired laundry on the main floor. Low monthly HOA fees include your lawn care, water/sewer/trash, common area maintenance and snow removal. The peace and quiet of the Ozark Mountains can be enjoyed from the covered porches out front or back of the home. Don't miss the rare opportunity to live in this great neighborhood!

Key facts

• Lawn care included
• 2-car garage
• Charming back deck

Tags

• OZARK MOUNTAIN VIEWS
• LOW-MAINTENANCE LIVING
• 2-CAR GARAGE
• CHARMING BACK DECK
• LAWN CARE INCLUDED
• PEACEFUL SURROUNDINGS

Property features AI

Finance

• Other: Subdivision: Underhill Heights
• HOA & community: Homeowners association with a $78 monthly fee; HOA covers water, sewer, trash, and snow removal

Exterior

• Parking: 2‑car garage; Driveway; Garage faces rear
• Utilities: Septic tank
• Home design: Duplex (residential income); One level
• Construction: Vinyl siding construction; Metal roof; Finished basement (partial)
• Exterior features: Front porch; Rear porch; Metal roof; Vinyl siding

Interior

• Kitchen: Electric oven; Free‑standing electric oven; Microwave; Dishwasher; Water purifier
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (forced air); Electric heat; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Soaking tub; High ceilings; Finished partial basement with interior entry; Therapeutic whirlpool (accessibility feature)
• Laundry & utility: Laundry on main level; Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $300k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 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) — zoned schools at 48% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 1048 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).
• At $3,848/mo this rent would consume 76% 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 $9k 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 $87k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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 $300,215 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $20,629
• Equity at exit: $46,147

10-year hold

• IRR: 15.4%
• Equity multiple: 2.24×
• Total profit: $107,810
• Equity at exit: $26,760

Cash invested: $86,660 (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: 26.8×

Monthly cashflow live

• Estimated rent: $3,848 medium
• Mortgage (P&I): −$1,623
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$129
• HOA: −$78
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $1,119

Break-even live

Break-even rent $2,432

Max offer price $309,500

Occupancy floor 66%

Sensitivity live

Price	-10% $1,294	-5% $1,206	+0% $1,119	+5% $1,031	+10% $943
Rent	-10% $815	-5% $967	+0% $1,119	+5% $1,271	+10% $1,423
Rate	-1.0pp $1,274	-0.5pp $1,197	base $1,119	+0.5pp $1,038	+1.0pp $957

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,848
Total (4 units)			$3,848

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: $77,375
• Closing costs: $9,285
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Lost Tree Dr Branson, MO	3.0	2.0	1145	$1,125	$0.98	14d	1	1.31mi

HOA detail

• Monthly dues: $78 · $936/yr
• Likely covers: watersewertrashlandscapingsnow removal

Listing history 21 events

1. 2026-06-19
   days on market $309,500 Active 48 DOM
2. 2026-06-18
   days on market $309,500 Active 47 DOM
3. 2026-06-17
   days on market $309,500 Active 46 DOM
4. 2026-06-16
   days on market $309,500 Active 45 DOM
5. 2026-06-15
   days on market $309,500 Active 44 DOM
6. 2026-06-14
   days on market $309,500 Active 42 DOM
7. 2026-06-12
   days on market $309,500 Active 41 DOM
8. 2026-06-09
   days on market $309,500 Active 38 DOM
9. 2026-06-08
   days on market $309,500 Active 37 DOM
10. 2026-06-07
    days on market $309,500 Active 36 DOM
11. 2026-06-03
    days on market $309,500 Active 32 DOM
12. 2026-06-02
    days on market $309,500 Active 31 DOM
13. 2026-06-01
    days on market $309,500 Active 30 DOM
14. 2026-05-31
    days on market $309,500 Active 29 DOM
15. 2026-05-30
    days on market $309,500 Active 28 DOM
16. 2026-05-02
    listed $309,500 Active 907-char remark
17. 2021-11-22
    soldstatus 814-char remark

    Show marketing remark (814 chars)

    Living is easy at Underhill Heights just North of town, located minutes from HWY 65 & Ozark Mountain Highroad! Enjoy an open living concept in the kitchen/living areas with granite counters and hardwood floors. This charming townhome provides a functional layout with the main level featuring 3 bedrooms and two baths with an additional bed/bath downstairs. A large utility room on the lower level with ample storage; there is also a hook-up off the kitchen for a stackable unit if one desired laundry on the main floor. Low monthly HOA fees include your lawn care, water/sewer/trash, common area maintenance and snow removal. The peace and quiet of the Ozark Mountains can be enjoyed from the covered porches out front or back of the home. Don't miss the rare opportunity to live in this great neighborhood!

18. 2021-11-22
    soldstatus

    Show marketing remark (814 chars)

    Living is easy at Underhill Heights just North of town, located minutes from HWY 65 & Ozark Mountain Highroad! Enjoy an open living concept in the kitchen/living areas with granite counters and hardwood floors. This charming townhome provides a functional layout with the main level featuring 3 bedrooms and two baths with an additional bed/bath downstairs. A large utility room on the lower level with ample storage; there is also a hook-up off the kitchen for a stackable unit if one desired laundry on the main floor. Low monthly HOA fees include your lawn care, water/sewer/trash, common area maintenance and snow removal. The peace and quiet of the Ozark Mountains can be enjoyed from the covered porches out front or back of the home. Don't miss the rare opportunity to live in this great neighborhood!

19. 2021-10-12
    listed $215,000 814-char remark

    Show marketing remark (814 chars)

    Living is easy at Underhill Heights just North of town, located minutes from HWY 65 & Ozark Mountain Highroad! Enjoy an open living concept in the kitchen/living areas with granite counters and hardwood floors. This charming townhome provides a functional layout with the main level featuring 3 bedrooms and two baths with an additional bed/bath downstairs. A large utility room on the lower level with ample storage; there is also a hook-up off the kitchen for a stackable unit if one desired laundry on the main floor. Low monthly HOA fees include your lawn care, water/sewer/trash, common area maintenance and snow removal. The peace and quiet of the Ozark Mountains can be enjoyed from the covered porches out front or back of the home. Don't miss the rare opportunity to live in this great neighborhood!

20. 2014-09-19
    soldstatus

    Show marketing remark (621 chars)

    Country Style Townhome with covered porch and large wood beams with a contemporary touch interior with wood, tile and carpet floors. Great room with 9 ft. ceilings with recessed lighting open to the kitchen & dining area out to the covered back deck with mountain views. Stainless Steel appliances included. Flexibility built in with locations for washer & dryer on main and lower level with the family/4th bedroom designed for your needs. Nice features and large 2 car garage. Natural rock fire pit. Minutes to schools and shopping on the north edge of town and only 1.5 miles to Hwy 65. No yard maintenance.

21. 2014-07-31
    listed $139,900

    Show marketing remark (621 chars)

    Country Style Townhome with covered porch and large wood beams with a contemporary touch interior with wood, tile and carpet floors. Great room with 9 ft. ceilings with recessed lighting open to the kitchen & dining area out to the covered back deck with mountain views. Stainless Steel appliances included. Flexibility built in with locations for washer & dryer on main and lower level with the family/4th bedroom designed for your needs. Nice features and large 2 car garage. Natural rock fire pit. Minutes to schools and shopping on the north edge of town and only 1.5 miles to Hwy 65. No yard maintenance.

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $3,002 · $250/mo
• Expected delta: +$1,906/yr (+$159/mo · 174.0%)

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

Taxation est. · year 1

• Rental income: $46,176
• − Mortgage interest: −$17,337
• − Property taxes: −$1,096
• − Insurance: −$1,548
• − Repairs & maintenance: −$3,694
• − Management: −$3,694
• − HOA: −$936
• − Depreciation: −$9,004
• Taxable income: $8,868
• Est. tax owed @ 24.0%: −$2,128
• After-tax cash flow: $11,295/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

+121.2% since first listed

6 events — show timeline

• 2026-05-02 Listed $309,500 SOMO
• 2021-11-22 Sold (Public Records) — Public Records
• 2021-11-22 Sold (MLS) — SOMO
• 2021-10-12 Listed $215,000 SOMO
• 2014-09-19 Sold (MLS) — SOMO
• 2014-07-31 Listed $139,900 SOMO

Property tax history

+19.7%/yr

Latest (2025): $1,096 · -5.2% YoY. Source: county tax records.