235 Evening Side Ln · Branson, MO 65611

$328,000

4 bd · 3.0 ba · 2,975 sqft · Other · 51 Days on market

Built 1999 0.40 ac lot $110/sqft · 27% below area Est $451k · 27% under $38/mo HOA · 2% 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 +15.0/15.0
• Appreciation +6.3/10.0
• Cash flow +5.4/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This SPACIOUS LAKE HOME is AFFORDABLE and has a BOAT SLIP CLOSE BY! Now priced well below 2022 appraised value! Upstairs is a large living room that opens to the deck with winter lake view. There's a primary bedroom with bath and walk-in closet, 2 additional bedrooms with large shared bathroom, a bonus room/4th bedroom/office, and a huge sunroom which could be an awesome Bunk Room! Enter the house on the lower level with a large family room with dining plus the kitchen with island and plenty of storage. The spacious sunroom would be a Great Game Room for a pool table, ping pong, foosball, etc. Another bonus room could be storage or office with its built-in cabinetry. The interior has been Freshly Painted. There is an Extra-Large back yard for firepits, BBQ and picnics. Located off Point 2 on the lake across from TRL dam and State Park Marina. Short ride or walk to 10x24 boat slip with lift and locker, available for add'l $50,000.

Key facts

• Large deck
• Extra parking
• Boat or rv

Tags

• THREE LIVING AREAS
• LARGE DECK
• MATURE TREES
• COMMUNITY BOAT LAUNCH
• EXTRA PARKING
• BOAT OR RV

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $450 (approx. $37.50/month); fee includes water

Exterior

• Parking: 2-car garage; Driveway; Garage faces front; RV access/parking; Additional parking
• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Single family residence; Two stories
• Construction: Metal siding; Metal roof; Basement
• Exterior features: Patio; Deck; Waterfront lot; Shed(s)

Interior

• Kitchen: Electric oven; Electric cooktop; Free-standing electric oven; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: Walk-in closet(s) in bedroom(s)
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump (heating and cooling); Central air conditioning
• Interior features: Pantry; Laminate counters; Walk-in closets; Insulated, double-pane windows; Electric water heater; Smoke detector(s)
• Laundry & utility: Basement (utility/laundry space available)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $328k.

Deal economics

• At list price, monthly cash flow is $-720 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (38.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (51.0% below list).
• Recommended offer: $161k (51.0% below list) — sets the bar for 1% rule.
• Cap rate 3.7% 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.
• Blue Eye R-V (rural): math 41% / reading 47% proficiency, ranked #107 of 324 in MO (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blue Eye Elem. (math 37% / reading 47%, grade F, #481 of 1,115 statewide, top 46%, 198 students, 48% FRL); Blue Eye Middle (math 42% / reading 42%, grade D-, #149 of 391 statewide, top 41%, 170 students, 51% FRL); Blue Eye High (math 54% / reading 64%, grade C+, #35 of 521 statewide, top 8%, 178 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 91 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (2.6% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $160,715 (51.0% 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 51 days. Have you received any prior offers? Is the seller open to a 51% 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. 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: 0.49% ✗
• Cap rate: 3.66%
• Cash-on-cash: -9.41%
• DSCR: 0.58
• GRM: 17.0

CMA / ARV

• ARV (median comp): $451,078
• List price: $328,000
• Delta: -27.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.86×
• Total profit: $-12,799
• Equity at exit: $140,786

10-year hold

• IRR: 1.9%
• Equity multiple: 1.29×
• Total profit: $26,516
• Equity at exit: $211,898

Cash invested: $91,840 (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 65611

• Home prices YoY: 1.3%
• Active inventory: 91
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$1,720
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$137
• HOA: −$38
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-720

Break-even live

Break-even rent $2,519

Max offer price $200,772

Occupancy floor —

Sensitivity live

Price	-10% $-535	-5% $-627	+0% $-720	+5% $-813	+10% $-906
Rent	-10% $-847	-5% $-784	+0% $-720	+5% $-657	+10% $-593
Rate	-1.0pp $-555	-0.5pp $-637	base $-720	+0.5pp $-805	+1.0pp $-892

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: $82,000
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-19
   days on market $328,000 Active 51 DOM
2. 2026-06-18
   days on market $328,000 Active 50 DOM
3. 2026-06-17
   days on market $328,000 Active 49 DOM
4. 2026-06-16
   days on market $328,000 Active 48 DOM
5. 2026-06-15
   days on market $328,000 Active 47 DOM
6. 2026-06-14
   days on market $328,000 Active 45 DOM
7. 2026-06-12
   days on market $328,000 Active 44 DOM
8. 2026-06-09
   days on market $328,000 Active 41 DOM
9. 2026-06-08
   days on market $328,000 Active 40 DOM
10. 2026-06-07
    days on market $328,000 Active 39 DOM
11. 2026-06-05
    days on market $328,000 Active 36 DOM
12. 2026-06-03
    days on market $328,000 Active 35 DOM
13. 2026-06-02
    pricedays on market $328,000 Active 34 DOM
14. 2026-06-01
    days on market $329,000 Active 33 DOM
15. 2026-05-31
    days on market $329,000 Active 32 DOM
16. 2026-05-30
    days on market $329,000 Active 31 DOM
17. 2026-04-29
    listed $329,000 Active 1001-char remark
18. 2022-10-25
    soldstatus
19. 2022-10-24
    soldstatus Closed 943-char remark

    Show marketing remark (943 chars)

    This SPACIOUS LAKE HOME is AFFORDABLE and has a BOAT SLIP CLOSE BY! Now priced well below 2022 appraised value! Upstairs is a large living room that opens to the deck with winter lake view. There's a primary bedroom with bath and walk-in closet, 2 additional bedrooms with large shared bathroom, a bonus room/4th bedroom/office, and a huge sunroom which could be an awesome Bunk Room! Enter the house on the lower level with a large family room with dining plus the kitchen with island and plenty of storage. The spacious sunroom would be a Great Game Room for a pool table, ping pong, foosball, etc. Another bonus room could be storage or office with its built-in cabinetry. The interior has been Freshly Painted. There is an Extra-Large back yard for firepits, BBQ and picnics. Located off Point 2 on the lake across from TRL dam and State Park Marina. Short ride or walk to 10x24 boat slip with lift and locker, available for add'l $50,000.

20. 2022-09-15
    status Pending 943-char remark

    Show marketing remark (943 chars)

    This SPACIOUS LAKE HOME is AFFORDABLE and has a BOAT SLIP CLOSE BY! Now priced well below 2022 appraised value! Upstairs is a large living room that opens to the deck with winter lake view. There's a primary bedroom with bath and walk-in closet, 2 additional bedrooms with large shared bathroom, a bonus room/4th bedroom/office, and a huge sunroom which could be an awesome Bunk Room! Enter the house on the lower level with a large family room with dining plus the kitchen with island and plenty of storage. The spacious sunroom would be a Great Game Room for a pool table, ping pong, foosball, etc. Another bonus room could be storage or office with its built-in cabinetry. The interior has been Freshly Painted. There is an Extra-Large back yard for firepits, BBQ and picnics. Located off Point 2 on the lake across from TRL dam and State Park Marina. Short ride or walk to 10x24 boat slip with lift and locker, available for add'l $50,000.

21. 2022-08-23
    price $249,000 943-char remark

    Show marketing remark (943 chars)

    This SPACIOUS LAKE HOME is AFFORDABLE and has a BOAT SLIP CLOSE BY! Now priced well below 2022 appraised value! Upstairs is a large living room that opens to the deck with winter lake view. There's a primary bedroom with bath and walk-in closet, 2 additional bedrooms with large shared bathroom, a bonus room/4th bedroom/office, and a huge sunroom which could be an awesome Bunk Room! Enter the house on the lower level with a large family room with dining plus the kitchen with island and plenty of storage. The spacious sunroom would be a Great Game Room for a pool table, ping pong, foosball, etc. Another bonus room could be storage or office with its built-in cabinetry. The interior has been Freshly Painted. There is an Extra-Large back yard for firepits, BBQ and picnics. Located off Point 2 on the lake across from TRL dam and State Park Marina. Short ride or walk to 10x24 boat slip with lift and locker, available for add'l $50,000.

22. 2022-07-27
    price $269,000 943-char remark

    Show marketing remark (943 chars)

    This SPACIOUS LAKE HOME is AFFORDABLE and has a BOAT SLIP CLOSE BY! Now priced well below 2022 appraised value! Upstairs is a large living room that opens to the deck with winter lake view. There's a primary bedroom with bath and walk-in closet, 2 additional bedrooms with large shared bathroom, a bonus room/4th bedroom/office, and a huge sunroom which could be an awesome Bunk Room! Enter the house on the lower level with a large family room with dining plus the kitchen with island and plenty of storage. The spacious sunroom would be a Great Game Room for a pool table, ping pong, foosball, etc. Another bonus room could be storage or office with its built-in cabinetry. The interior has been Freshly Painted. There is an Extra-Large back yard for firepits, BBQ and picnics. Located off Point 2 on the lake across from TRL dam and State Park Marina. Short ride or walk to 10x24 boat slip with lift and locker, available for add'l $50,000.

23. 2022-06-23
    price $280,000 943-char remark

    Show marketing remark (943 chars)

    This SPACIOUS LAKE HOME is AFFORDABLE and has a BOAT SLIP CLOSE BY! Now priced well below 2022 appraised value! Upstairs is a large living room that opens to the deck with winter lake view. There's a primary bedroom with bath and walk-in closet, 2 additional bedrooms with large shared bathroom, a bonus room/4th bedroom/office, and a huge sunroom which could be an awesome Bunk Room! Enter the house on the lower level with a large family room with dining plus the kitchen with island and plenty of storage. The spacious sunroom would be a Great Game Room for a pool table, ping pong, foosball, etc. Another bonus room could be storage or office with its built-in cabinetry. The interior has been Freshly Painted. There is an Extra-Large back yard for firepits, BBQ and picnics. Located off Point 2 on the lake across from TRL dam and State Park Marina. Short ride or walk to 10x24 boat slip with lift and locker, available for add'l $50,000.

24. 2022-04-30
    listed $310,000 Active 943-char remark

    Show marketing remark (943 chars)

    This SPACIOUS LAKE HOME is AFFORDABLE and has a BOAT SLIP CLOSE BY! Now priced well below 2022 appraised value! Upstairs is a large living room that opens to the deck with winter lake view. There's a primary bedroom with bath and walk-in closet, 2 additional bedrooms with large shared bathroom, a bonus room/4th bedroom/office, and a huge sunroom which could be an awesome Bunk Room! Enter the house on the lower level with a large family room with dining plus the kitchen with island and plenty of storage. The spacious sunroom would be a Great Game Room for a pool table, ping pong, foosball, etc. Another bonus room could be storage or office with its built-in cabinetry. The interior has been Freshly Painted. There is an Extra-Large back yard for firepits, BBQ and picnics. Located off Point 2 on the lake across from TRL dam and State Park Marina. Short ride or walk to 10x24 boat slip with lift and locker, available for add'l $50,000.

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $3,182 · $265/mo
• Expected delta: +$2,040/yr (+$170/mo · 178.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $19,286
• − Mortgage interest: −$18,373
• − Property taxes: −$1,141
• − Insurance: −$1,640
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − HOA: −$456
• − Depreciation: −$9,542
• Taxable loss: −$14,952
• Est. tax savings @ 24.0%: +$3,589
• After-tax cash flow: $-5,054/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: Blue Eye R-V
• NCES district ID: 2905280
• Math proficiency: 41% ▲ 3.00%
• Reading proficiency: 47% ▼ -5.00%
• Median HH income: $42,591
• Composite: 37.08/100
• National rank: #4500
• State rank: #107 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): 1,784

Population outlook (Stone County) Hauer SSP2

• Today (2025): 28,147 people
• By 2030: 26,405 · -6.2%
• By 2040: 22,762 · -19.1%
• By 2050: 19,706 · -30.0%
• By 2075: 14,742 · -47.6%
• By 2100: 10,832 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1%
• Common ancestry: Lithuanian 6% Romanian 4% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Stone

• 2024 margin: Solid R (+61.4) · D 18.9% · R 80.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -37.3pp · 2024: -61.4pp
• All cycles: 2024: R+61.4 2020: R+61.1 2016: R+62.1 2012: R+49.2 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.63%
• Current HPI: 204.4936
• 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

+5.8% since first listed

9 events — show timeline

• 2026-06-01 Price Changed $328,000 SOMO
• 2026-04-29 Listed $329,000 SOMO
• 2022-10-25 Sold (Public Records) — Public Records
• 2022-10-24 Sold (MLS) — SOMO
• 2022-09-15 Pending — SOMO
• 2022-08-23 Price Changed $249,000 SOMO
• 2022-07-27 Price Changed $269,000 SOMO
• 2022-06-23 Price Changed $280,000 SOMO
• 2022-04-30 Listed $310,000 SOMO

Property tax history

+0.3%/yr

Latest (2025): $1,141 · +1.2% YoY. Source: county tax records.