101 Hilltop Cir · Branson, MO 65616

$110,000

1 bd · 1.0 ba · 408 sqft · Other · 258 Days on market

Built 2005 3,049 sqft lot $270/sqft · at area comps Est $105k · at est. $5/mo HOA · 1% 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).

• Cash flow +16.6/30.0
• ARV discount +5.5/15.0
• DSCR +5.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your peaceful getaway in the heart of the Ozarks! Nestled in the desirable Fall Creek RV Estates in Branson, this thoughtfully designed 1-bedroom, 1-bath park model home offers efficient, beautifully utilized living space. Step inside to find warm hardwood floors, a cozy yet functional layout, and a light-filled sunroom that adds valuable flexibility--perfect for a home office, guest space, or relaxing retreat. The kitchen comes fully equipped with a propane stove, microwave, refrigerator, and an in-line filtered water system for crystal-clear ice and drinking water. Storage is a standout feature with two pantries and custom dining room shelving, while the bedroom includes a stylish sliding barn door closet for added character and convenience. Outside, enjoy a low-maintenance perennial garden that returns year after year--featuring lavender, irises, tulips, flowering bushes, a cactus, and even an apple tree. In the evenings, and during holidays Govee smart lighting creates a warm, customizable ambiance--perfect for everyday living or entertaining. Located just minutes from Fall Creek Marina on Lake Taneycomo, this property offers easy access to fishing, boating, and scenic outdoor enjoyment. Whether you're looking for a weekend escape, investment opportunity, or simplified full-time living, this move-in-ready home delivers comfort, charm, and location.

Key facts

• Propane stove
• Garden
• Fall creek marina

Tags

• SUNROOM
• PROPANE STOVE
• IN-LINE FILTERED WATER SYSTEM
• SLIDING BARN DOOR CLOSET
• GARDEN
• FALL CREEK MARINA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $67 ($807/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (16.1% below list).
• Recommended offer: $92k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 1 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 $761 of loan paydown is wiped out by about $3k 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 258 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,285 (16.1% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 16% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $105,386
• List price: $110,000
• Delta: 4.38%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.56×
• Total profit: $-13,678
• Equity at exit: $16,401

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-6,961
• Equity at exit: $9,511

Cash invested: $30,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$46
• HOA: −$5
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $67

Break-even live

Break-even rent $838

Max offer price $110,000

Occupancy floor 88%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8669 Historic State Highway 165 Hollister, MO	—	1.0	336	$650	$1.93	44d	1	1.19mi

HOA detail

• Monthly dues: $5 · $60/yr
• Likely covers: water

Listing history 32 events

1. 2026-06-19
   days on market $110,000 Active 258 DOM
2. 2026-06-18
   days on market $110,000 Active 257 DOM
3. 2026-06-17
   days on market $110,000 Active 256 DOM
4. 2026-06-16
   days on market $110,000 Active 255 DOM
5. 2026-06-15
   statusdays on market $110,000 Active 254 DOM
6. 2026-06-07
   statusdays on market $110,000 Pending 253 DOM
7. 2026-06-03
   days on market $110,000 Active 250 DOM
8. 2026-06-02
   days on market $110,000 Active 249 DOM
9. 2026-06-01
   days on market $110,000 Active 248 DOM
10. 2026-05-31
    days on market $110,000 Active 247 DOM
11. 2026-05-30
    days on market $110,000 Active 246 DOM
12. 2026-05-14
    price $114,000 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to your peaceful getaway in the heart of the Ozarks! Nestled in the desirable Fall Creek RV Estates in Branson, this thoughtfully designed 1-bedroom, 1-bath park model home offers efficient, beautifully utilized living space. Step inside to find warm hardwood floors, a cozy yet functional layout, and a light-filled sunroom that adds valuable flexibility--perfect for a home office, guest space, or relaxing retreat. The kitchen comes fully equipped with a propane stove, microwave, refrigerator, and an in-line filtered water system for crystal-clear ice and drinking water. Storage is a standout feature with two pantries and custom dining room shelving, while the bedroom includes a stylish sliding barn door closet for added character and convenience. Outside, enjoy a low-maintenance perennial garden that returns year after year--featuring lavender, irises, tulips, flowering bushes, a cactus, and even an apple tree. In the evenings, and during holidays Govee smart lighting creates a warm, customizable ambiance--perfect for everyday living or entertaining. Located just minutes from Fall Creek Marina on Lake Taneycomo, this property offers easy access to fishing, boating, and scenic outdoor enjoyment. Whether you're looking for a weekend escape, investment opportunity, or simplified full-time living, this move-in-ready home delivers comfort, charm, and location.

13. 2026-05-12
    price $117,000 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to your peaceful getaway in the heart of the Ozarks! Nestled in the desirable Fall Creek RV Estates in Branson, this thoughtfully designed 1-bedroom, 1-bath park model home offers efficient, beautifully utilized living space. Step inside to find warm hardwood floors, a cozy yet functional layout, and a light-filled sunroom that adds valuable flexibility--perfect for a home office, guest space, or relaxing retreat. The kitchen comes fully equipped with a propane stove, microwave, refrigerator, and an in-line filtered water system for crystal-clear ice and drinking water. Storage is a standout feature with two pantries and custom dining room shelving, while the bedroom includes a stylish sliding barn door closet for added character and convenience. Outside, enjoy a low-maintenance perennial garden that returns year after year--featuring lavender, irises, tulips, flowering bushes, a cactus, and even an apple tree. In the evenings, and during holidays Govee smart lighting creates a warm, customizable ambiance--perfect for everyday living or entertaining. Located just minutes from Fall Creek Marina on Lake Taneycomo, this property offers easy access to fishing, boating, and scenic outdoor enjoyment. Whether you're looking for a weekend escape, investment opportunity, or simplified full-time living, this move-in-ready home delivers comfort, charm, and location.

14. 2026-04-22
    price $118,500 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to your peaceful getaway in the heart of the Ozarks! Nestled in the desirable Fall Creek RV Estates in Branson, this thoughtfully designed 1-bedroom, 1-bath park model home offers efficient, beautifully utilized living space. Step inside to find warm hardwood floors, a cozy yet functional layout, and a light-filled sunroom that adds valuable flexibility--perfect for a home office, guest space, or relaxing retreat. The kitchen comes fully equipped with a propane stove, microwave, refrigerator, and an in-line filtered water system for crystal-clear ice and drinking water. Storage is a standout feature with two pantries and custom dining room shelving, while the bedroom includes a stylish sliding barn door closet for added character and convenience. Outside, enjoy a low-maintenance perennial garden that returns year after year--featuring lavender, irises, tulips, flowering bushes, a cactus, and even an apple tree. In the evenings, and during holidays Govee smart lighting creates a warm, customizable ambiance--perfect for everyday living or entertaining. Located just minutes from Fall Creek Marina on Lake Taneycomo, this property offers easy access to fishing, boating, and scenic outdoor enjoyment. Whether you're looking for a weekend escape, investment opportunity, or simplified full-time living, this move-in-ready home delivers comfort, charm, and location.

15. 2025-12-28
    price $119,000 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to your peaceful getaway in the heart of the Ozarks! Nestled in the desirable Fall Creek RV Estates in Branson, this thoughtfully designed 1-bedroom, 1-bath park model home offers efficient, beautifully utilized living space. Step inside to find warm hardwood floors, a cozy yet functional layout, and a light-filled sunroom that adds valuable flexibility--perfect for a home office, guest space, or relaxing retreat. The kitchen comes fully equipped with a propane stove, microwave, refrigerator, and an in-line filtered water system for crystal-clear ice and drinking water. Storage is a standout feature with two pantries and custom dining room shelving, while the bedroom includes a stylish sliding barn door closet for added character and convenience. Outside, enjoy a low-maintenance perennial garden that returns year after year--featuring lavender, irises, tulips, flowering bushes, a cactus, and even an apple tree. In the evenings, and during holidays Govee smart lighting creates a warm, customizable ambiance--perfect for everyday living or entertaining. Located just minutes from Fall Creek Marina on Lake Taneycomo, this property offers easy access to fishing, boating, and scenic outdoor enjoyment. Whether you're looking for a weekend escape, investment opportunity, or simplified full-time living, this move-in-ready home delivers comfort, charm, and location.

16. 2025-11-07
    price $120,000 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to your peaceful getaway in the heart of the Ozarks! Nestled in the desirable Fall Creek RV Estates in Branson, this thoughtfully designed 1-bedroom, 1-bath park model home offers efficient, beautifully utilized living space. Step inside to find warm hardwood floors, a cozy yet functional layout, and a light-filled sunroom that adds valuable flexibility--perfect for a home office, guest space, or relaxing retreat. The kitchen comes fully equipped with a propane stove, microwave, refrigerator, and an in-line filtered water system for crystal-clear ice and drinking water. Storage is a standout feature with two pantries and custom dining room shelving, while the bedroom includes a stylish sliding barn door closet for added character and convenience. Outside, enjoy a low-maintenance perennial garden that returns year after year--featuring lavender, irises, tulips, flowering bushes, a cactus, and even an apple tree. In the evenings, and during holidays Govee smart lighting creates a warm, customizable ambiance--perfect for everyday living or entertaining. Located just minutes from Fall Creek Marina on Lake Taneycomo, this property offers easy access to fishing, boating, and scenic outdoor enjoyment. Whether you're looking for a weekend escape, investment opportunity, or simplified full-time living, this move-in-ready home delivers comfort, charm, and location.

17. 2025-09-26
    listed $122,000 Active 1385-char remark

    Show marketing remark (1385 chars)

    Welcome to your peaceful getaway in the heart of the Ozarks! Nestled in the desirable Fall Creek RV Estates in Branson, this thoughtfully designed 1-bedroom, 1-bath park model home offers efficient, beautifully utilized living space. Step inside to find warm hardwood floors, a cozy yet functional layout, and a light-filled sunroom that adds valuable flexibility--perfect for a home office, guest space, or relaxing retreat. The kitchen comes fully equipped with a propane stove, microwave, refrigerator, and an in-line filtered water system for crystal-clear ice and drinking water. Storage is a standout feature with two pantries and custom dining room shelving, while the bedroom includes a stylish sliding barn door closet for added character and convenience. Outside, enjoy a low-maintenance perennial garden that returns year after year--featuring lavender, irises, tulips, flowering bushes, a cactus, and even an apple tree. In the evenings, and during holidays Govee smart lighting creates a warm, customizable ambiance--perfect for everyday living or entertaining. Located just minutes from Fall Creek Marina on Lake Taneycomo, this property offers easy access to fishing, boating, and scenic outdoor enjoyment. Whether you're looking for a weekend escape, investment opportunity, or simplified full-time living, this move-in-ready home delivers comfort, charm, and location.

18. 2025-09-10
    historical
19. 2025-08-28
    price $125,000
20. 2025-08-22
    price $130,000
21. 2025-08-21
    listed $120,000 Active
22. 2022-09-19
    soldstatus Closed
23. 2022-09-19
    soldstatus
24. 2022-09-02
    status Pending
25. 2022-09-01
    listed $112,000 Active
26. 2021-09-27
    soldstatus
27. 2013-09-20
    soldstatus
28. 2007-07-23
    soldstatus
29. 2004-06-09
    soldstatus
30. 1997-09-26
    soldstatus
31. 1997-09-26
    soldstatus
32. 1996-07-19
    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: $409 · $34/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$658/yr (+$55/mo · 160.9%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 22 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: $11,074
• − Mortgage interest: −$6,162
• − Property taxes: −$409
• − Insurance: −$550
• − Repairs & maintenance: −$886
• − Management: −$886
• − HOA: −$60
• − Depreciation: −$3,200
• Taxable loss: −$1,078
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $1,066/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

+1.8% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $114,000 SOMO
• 2026-05-12 Price Changed $117,000 SOMO
• 2026-04-22 Price Changed $118,500 SOMO
• 2025-12-28 Price Changed $119,000 SOMO
• 2025-11-07 Price Changed $120,000 SOMO
• 2025-09-26 Listed $122,000 SOMO
• 2025-09-10 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2025-08-28 Price Changed $125,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $130,000 Heartland MLS as Distributed by MLS Grid
• 2025-08-21 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2022-09-19 Sold (Public Records) — Public Records
• 2022-09-19 Sold (MLS) — SOMO
• 2022-09-02 Pending — SOMO
• 2022-09-01 Listed $112,000 SOMO
• 2021-09-27 Sold (Public Records) — Public Records
• 2013-09-20 Sold (Public Records) — Public Records
• 2007-07-23 Sold (Public Records) — Public Records
• 2004-06-09 Sold (Public Records) — Public Records
• 1997-09-26 Sold (Public Records) — Public Records
• 1997-09-26 Sold (Public Records) — Public Records
• 1996-07-19 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $409 · +5.2% YoY. Source: county tax records.