120 Holyoke St · Branson, MO 65672

$284,900

3 bd · 3.0 ba · 2,059 sqft · Other · 42 Days on market

Built 1979 0.29 ac lot $138/sqft · 28% below area Est $398k · 28% under

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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 +15.0/15.0
• Cash flow +9.2/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bedroom, 3 Bath Home - Just Minutes from Lake Taneycomo!Welcome to your potential dream home! This beautifully remodeled 3-bedroom, 3-bath property boasts an open floor plan, perfect for modern living and entertaining. With two spacious living rooms, there's plenty of space for relaxation and family time. The gorgeous kitchen, updated in 2019, features granite countertops, custom cabinets, and stainless steel appliances. The stylish drop-tin ceiling and glass tile backsplash add a touch of elegance, while the Pergo hardwood floors flow throughout, creating warmth and charm in every room. Additional highlights include:- New HVAC system (1 year old) for peace of mind- Roof is just 5 years old - The deck has recently been replaced- Situated on a corner-like lot, just a 5-minute walk to Lake Taneycomo! Enjoy access to the boat launch, kayak, fish, or simply take in the peaceful waterfront views. - Conveniently located with easy access to the highway, just a 5-minute drive to Branson or State Park Marina. The sellers have already had inspections completed and made necessary fixes. This home is move-in ready, with a prior inspection available for clarity on its condition. As a bonus, the sellers are offering a $500 credit towards a home warranty of the buyer's choice. Priced to sell, this home won't last long!

Key facts

• Public dock
• Open concept
• Stylishly updated

Tags

• OPEN CONCEPT
• STYLISHLY UPDATED
• NUMEROUS ENHANCEMENTS
• MINUTES FROM LAKE TANEYCOMO
• PUBLIC DOCK

Property features AI

Finance

• HOA & community: Homeowners association with annual fee

Exterior

• Parking: 2-car garage; Driveway (paved); Garage faces front
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-level home
• Construction: Composition roof
• Exterior features: Covered front porch; Partial fencing; Corner, level lot; Asphalt road frontage on a public maintained city street; Lot dimensions approximately 90 x 140

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Wood heating; Heat pump; Fireplace(s); Attic fan; Ceiling fans
• Interior features: Kitchen island; Granite counters; Insulated double-pane windows; Free-standing wood-burning fireplace in family room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $285k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (34.3% below list).
• Recommended offer: $187k (34.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.6% 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.
• Hollister R-V (town): math 40% / reading 49% proficiency, ranked #108 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hollister Elem. (math 43% / reading 50%, grade D-, #397 of 1,115 statewide, top 36%, 406 students, 66% FRL); Hollister Middle (math 35% / reading 44%, grade F, #189 of 391 statewide, top 51%, 291 students, 67% FRL); Hollister High (math 42% / reading 57%, grade D, #124 of 521 statewide, top 28%, 447 students, 54% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 280 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 6 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,198 (34.3% 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 42 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 12.7

CMA / ARV

• ARV (median comp): $397,503
• List price: $284,900
• Delta: -28.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.8%
• Equity multiple: 0.25×
• Total profit: $-60,075
• Equity at exit: $42,480

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-70,611
• Equity at exit: $24,633

Cash invested: $79,772 (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 65672

• Home prices YoY: -12.6%
• Active inventory: 280
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-216

Break-even live

Break-even rent $2,146

Max offer price $246,709

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-136	+0% $-216	+5% $-297	+10% $-377
Rent	-10% $-364	-5% $-290	+0% $-216	+5% $-142	+10% $-68
Rate	-1.0pp $-73	-0.5pp $-144	base $-216	+0.5pp $-290	+1.0pp $-365

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Forest Ln Branson, MO	4.0	3.0	1550	$1,995	$1.29	45d	1	0.44mi
172 Forest Ln Branson, MO	3.0	3.0	1600	$1,750	$1.09	45d	1	0.45mi

Listing history 40 events

1. 2026-06-21
   days on market $284,900 Active 42 DOM
2. 2026-06-19
   days on market $284,900 Active 40 DOM
3. 2026-06-18
   days on market $284,900 Active 39 DOM
4. 2026-06-17
   days on market $284,900 Active 38 DOM
5. 2026-06-16
   days on market $284,900 Active 37 DOM
6. 2026-06-15
   days on market $284,900 Active 36 DOM
7. 2026-06-14
   days on market $284,900 Active 34 DOM
8. 2026-06-12
   days on market $284,900 Active 33 DOM
9. 2026-06-09
   days on market $284,900 Active 30 DOM
10. 2026-06-08
    days on market $284,900 Active 29 DOM
11. 2026-06-07
    days on market $284,900 Active 28 DOM
12. 2026-06-05
    days on market $284,900 Active 25 DOM
13. 2026-06-03
    days on market $284,900 Active 24 DOM
14. 2026-06-02
    days on market $284,900 Active 23 DOM
15. 2026-06-01
    days on market $284,900 Active 22 DOM
16. 2026-05-31
    days on market $284,900 Active 21 DOM
17. 2026-05-30
    days on market $284,900 Active 20 DOM
18. 2026-05-08
    listed $289,900 Active 749-char remark
19. 2024-12-16
    soldstatus
20. 2024-12-16
    soldstatus
21. 2024-12-13
    soldstatus Closed 1337-char remark

    Show marketing remark (1337 chars)

    Charming 3 Bedroom, 3 Bath Home - Just Minutes from Lake Taneycomo!Welcome to your potential dream home! This beautifully remodeled 3-bedroom, 3-bath property boasts an open floor plan, perfect for modern living and entertaining. With two spacious living rooms, there's plenty of space for relaxation and family time. The gorgeous kitchen, updated in 2019, features granite countertops, custom cabinets, and stainless steel appliances. The stylish drop-tin ceiling and glass tile backsplash add a touch of elegance, while the Pergo hardwood floors flow throughout, creating warmth and charm in every room. Additional highlights include:- New HVAC system (1 year old) for peace of mind- Roof is just 5 years old - The deck has recently been replaced- Situated on a corner-like lot, just a 5-minute walk to Lake Taneycomo! Enjoy access to the boat launch, kayak, fish, or simply take in the peaceful waterfront views. - Conveniently located with easy access to the highway, just a 5-minute drive to Branson or State Park Marina. The sellers have already had inspections completed and made necessary fixes. This home is move-in ready, with a prior inspection available for clarity on its condition. As a bonus, the sellers are offering a $500 credit towards a home warranty of the buyer's choice. Priced to sell, this home won't last long!

22. 2024-11-16
    status Pending 1337-char remark

    Show marketing remark (1337 chars)

    Charming 3 Bedroom, 3 Bath Home - Just Minutes from Lake Taneycomo!Welcome to your potential dream home! This beautifully remodeled 3-bedroom, 3-bath property boasts an open floor plan, perfect for modern living and entertaining. With two spacious living rooms, there's plenty of space for relaxation and family time. The gorgeous kitchen, updated in 2019, features granite countertops, custom cabinets, and stainless steel appliances. The stylish drop-tin ceiling and glass tile backsplash add a touch of elegance, while the Pergo hardwood floors flow throughout, creating warmth and charm in every room. Additional highlights include:- New HVAC system (1 year old) for peace of mind- Roof is just 5 years old - The deck has recently been replaced- Situated on a corner-like lot, just a 5-minute walk to Lake Taneycomo! Enjoy access to the boat launch, kayak, fish, or simply take in the peaceful waterfront views. - Conveniently located with easy access to the highway, just a 5-minute drive to Branson or State Park Marina. The sellers have already had inspections completed and made necessary fixes. This home is move-in ready, with a prior inspection available for clarity on its condition. As a bonus, the sellers are offering a $500 credit towards a home warranty of the buyer's choice. Priced to sell, this home won't last long!

23. 2024-10-22
    price $265,000 1337-char remark

    Show marketing remark (1337 chars)

    Charming 3 Bedroom, 3 Bath Home - Just Minutes from Lake Taneycomo!Welcome to your potential dream home! This beautifully remodeled 3-bedroom, 3-bath property boasts an open floor plan, perfect for modern living and entertaining. With two spacious living rooms, there's plenty of space for relaxation and family time. The gorgeous kitchen, updated in 2019, features granite countertops, custom cabinets, and stainless steel appliances. The stylish drop-tin ceiling and glass tile backsplash add a touch of elegance, while the Pergo hardwood floors flow throughout, creating warmth and charm in every room. Additional highlights include:- New HVAC system (1 year old) for peace of mind- Roof is just 5 years old - The deck has recently been replaced- Situated on a corner-like lot, just a 5-minute walk to Lake Taneycomo! Enjoy access to the boat launch, kayak, fish, or simply take in the peaceful waterfront views. - Conveniently located with easy access to the highway, just a 5-minute drive to Branson or State Park Marina. The sellers have already had inspections completed and made necessary fixes. This home is move-in ready, with a prior inspection available for clarity on its condition. As a bonus, the sellers are offering a $500 credit towards a home warranty of the buyer's choice. Priced to sell, this home won't last long!

24. 2024-10-09
    listed $275,000 Active 1337-char remark

    Show marketing remark (1337 chars)

    Charming 3 Bedroom, 3 Bath Home - Just Minutes from Lake Taneycomo!Welcome to your potential dream home! This beautifully remodeled 3-bedroom, 3-bath property boasts an open floor plan, perfect for modern living and entertaining. With two spacious living rooms, there's plenty of space for relaxation and family time. The gorgeous kitchen, updated in 2019, features granite countertops, custom cabinets, and stainless steel appliances. The stylish drop-tin ceiling and glass tile backsplash add a touch of elegance, while the Pergo hardwood floors flow throughout, creating warmth and charm in every room. Additional highlights include:- New HVAC system (1 year old) for peace of mind- Roof is just 5 years old - The deck has recently been replaced- Situated on a corner-like lot, just a 5-minute walk to Lake Taneycomo! Enjoy access to the boat launch, kayak, fish, or simply take in the peaceful waterfront views. - Conveniently located with easy access to the highway, just a 5-minute drive to Branson or State Park Marina. The sellers have already had inspections completed and made necessary fixes. This home is move-in ready, with a prior inspection available for clarity on its condition. As a bonus, the sellers are offering a $500 credit towards a home warranty of the buyer's choice. Priced to sell, this home won't last long!

25. 2024-10-01
    historical
26. 2024-09-16
    price $285,000
27. 2024-08-22
    price $295,000
28. 2024-08-15
    price $299,000
29. 2024-08-10
    status Active
30. 2024-08-01
    status Pending
31. 2024-06-06
    price $325,000
32. 2024-05-23
    listed $350,000 Active
33. 2015-07-22
    soldstatus
34. 2015-07-22
    soldstatus
35. 2015-03-20
    listed $149,500
36. 2014-09-26
    soldstatus
37. 2014-08-11
    listed $103,500
38. 2006-03-15
    soldstatus
39. 1999-07-22
    soldstatus
40. 1985-07-01
    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: $988 · $82/mo
• Projected year-2 tax: $2,764 · $230/mo
• Expected delta: +$1,776/yr (+$148/mo · 179.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $22,464
• − Mortgage interest: −$15,959
• − Property taxes: −$988
• − Insurance: −$1,424
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$8,288
• Taxable loss: −$7,789
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $-725/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: Hollister R-V
• NCES district ID: 2914550
• Math proficiency: 40% ▲ 7.00%
• Reading proficiency: 49% ▲ 5.00%
• Median HH income: $38,213
• Composite: 37.07/100
• National rank: #4505
• State rank: #108 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

• City population: 28,460
• Population (ZIP): 8,512

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Portuguese 4% Slovak 3% Iranian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -28.71%
• Current HPI: 200.061
• Rent YoY: —
• Metro: —
• 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

+175.3% since first listed

24 events — show timeline

• 2026-05-20 Price Changed $284,900 SOMO
• 2026-05-08 Listed $289,900 SOMO
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-12-16 Sold (Public Records) — Public Records
• 2024-12-13 Sold (MLS) — SOMO
• 2024-11-16 Pending — SOMO
• 2024-10-22 Price Changed $265,000 SOMO
• 2024-10-09 Listed $275,000 SOMO
• 2024-10-01 Delisted — SOMO
• 2024-09-16 Price Changed $285,000 SOMO
• 2024-08-22 Price Changed $295,000 SOMO
• 2024-08-15 Price Changed $299,000 SOMO
• 2024-08-10 Relisted — SOMO
• 2024-08-01 Pending — SOMO
• 2024-06-06 Price Changed $325,000 SOMO
• 2024-05-23 Listed $350,000 SOMO
• 2015-07-22 Sold (Public Records) — Public Records
• 2015-07-22 Sold (MLS) — SOMO
• 2015-03-20 Listed $149,500 SOMO
• 2014-09-26 Sold (MLS) — SOMO
• 2014-08-11 Listed $103,500 SOMO
• 2006-03-15 Sold (Public Records) — Public Records
• 1999-07-22 Sold (Public Records) — Public Records
• 1985-07-01 Sold (Public Records) — Public Records

Property tax history

-0.6%/yr

Latest (2025): $988 · -10.3% YoY. Source: county tax records.