111 Fritts Way · Branson West, MO 65737

$169,900

3 bd · 2.0 ba · 1,158 sqft · Other · 70 Days on market

Built 1993 8,276 sqft lot $147/sqft · 22% below area Est $218k · 22% under $10/mo HOA · 1% of rent ↓ 6% since listing

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Why this score? — see what drove the C 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Appreciation +3.9/10.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 111 Fritts Way in the Branson West Highlands subdivision -- a beautifully updated 3-bedroom, 2-bath single-family home (not a duplex) that's completely move-in ready. Recent improvements include new flooring, fresh paint, and updated light fixtures, creating a clean, modern feel throughout. The roof was replaced within the last three years, offering added peace of mind for the next owner. Step outside to a fully fenced backyard, perfect for entertaining, pets, or simply enjoying the outdoors. Location is everything, and this one delivers. Situated in Branson West, you're approximately four miles from Silver Dollar City, eight miles from Branson, and just minutes from Table Rock Lake. Reeds Spring Schools are conveniently nearby, making daily routines simple and efficient. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property checks all the boxes.

Key facts

• Fresh paint
• Updated flooring
• 8,276 sq ft lot

Tags

• UPDATED FLOORING
• FRESH PAINT
• UPDATED LIGHT FIXTURES
• FULLY FENCED BACKYARD
• EIGHT MILES FROM BRANSON
• MINUTES FROM TABLE ROCK LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/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 $143k (15.9% below list).
• Recommended offer: $143k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.3% in Branson West — 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 53/100 on livability (#830 in MO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D, schools F.
• Reeds Spring R-IV (rural): math 34% / reading 42% proficiency, ranked #182 of 324 in MO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 342 active listings in the ZIP; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,913 (15.9% below list)

Questions for the listing agent

1. It's been on market 70 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (median comp): $218,081
• List price: $169,900
• Delta: -22.09%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.70×
• Total profit: $-14,199
• Equity at exit: $31,652

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $2,187
• Equity at exit: $25,778

Cash invested: $47,572 (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 65737

• Home prices YoY: -0.9%
• Active inventory: 342
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$71
• HOA: −$10
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $117

Break-even live

Break-even rent $1,281

Max offer price $169,900

Occupancy floor 87%

Sensitivity live

Price	-10% $213	-5% $165	+0% $117	+5% $69	+10% $21
Rent	-10% $4	-5% $61	+0% $117	+5% $174	+10% $230
Rate	-1.0pp $203	-0.5pp $161	base $117	+0.5pp $73	+1.0pp $28

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 6 events

1. 2026-05-18
   status Pending 919-char remark

   Show marketing remark (919 chars)

   Welcome to 111 Fritts Way in the Branson West Highlands subdivision -- a beautifully updated 3-bedroom, 2-bath single-family home (not a duplex) that's completely move-in ready. Recent improvements include new flooring, fresh paint, and updated light fixtures, creating a clean, modern feel throughout. The roof was replaced within the last three years, offering added peace of mind for the next owner. Step outside to a fully fenced backyard, perfect for entertaining, pets, or simply enjoying the outdoors. Location is everything, and this one delivers. Situated in Branson West, you're approximately four miles from Silver Dollar City, eight miles from Branson, and just minutes from Table Rock Lake. Reeds Spring Schools are conveniently nearby, making daily routines simple and efficient. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property checks all the boxes.

2. 2026-04-27
   price $169,900 919-char remark

   Show marketing remark (919 chars)

   Welcome to 111 Fritts Way in the Branson West Highlands subdivision -- a beautifully updated 3-bedroom, 2-bath single-family home (not a duplex) that's completely move-in ready. Recent improvements include new flooring, fresh paint, and updated light fixtures, creating a clean, modern feel throughout. The roof was replaced within the last three years, offering added peace of mind for the next owner. Step outside to a fully fenced backyard, perfect for entertaining, pets, or simply enjoying the outdoors. Location is everything, and this one delivers. Situated in Branson West, you're approximately four miles from Silver Dollar City, eight miles from Branson, and just minutes from Table Rock Lake. Reeds Spring Schools are conveniently nearby, making daily routines simple and efficient. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property checks all the boxes.

3. 2026-03-13
   status Active 919-char remark

   Show marketing remark (919 chars)

   Welcome to 111 Fritts Way in the Branson West Highlands subdivision -- a beautifully updated 3-bedroom, 2-bath single-family home (not a duplex) that's completely move-in ready. Recent improvements include new flooring, fresh paint, and updated light fixtures, creating a clean, modern feel throughout. The roof was replaced within the last three years, offering added peace of mind for the next owner. Step outside to a fully fenced backyard, perfect for entertaining, pets, or simply enjoying the outdoors. Location is everything, and this one delivers. Situated in Branson West, you're approximately four miles from Silver Dollar City, eight miles from Branson, and just minutes from Table Rock Lake. Reeds Spring Schools are conveniently nearby, making daily routines simple and efficient. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property checks all the boxes.

4. 2026-03-03
   status Pending 919-char remark

   Show marketing remark (919 chars)

   Welcome to 111 Fritts Way in the Branson West Highlands subdivision -- a beautifully updated 3-bedroom, 2-bath single-family home (not a duplex) that's completely move-in ready. Recent improvements include new flooring, fresh paint, and updated light fixtures, creating a clean, modern feel throughout. The roof was replaced within the last three years, offering added peace of mind for the next owner. Step outside to a fully fenced backyard, perfect for entertaining, pets, or simply enjoying the outdoors. Location is everything, and this one delivers. Situated in Branson West, you're approximately four miles from Silver Dollar City, eight miles from Branson, and just minutes from Table Rock Lake. Reeds Spring Schools are conveniently nearby, making daily routines simple and efficient. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property checks all the boxes.

5. 2026-02-27
   listed $180,000 Active 919-char remark

   Show marketing remark (919 chars)

   Welcome to 111 Fritts Way in the Branson West Highlands subdivision -- a beautifully updated 3-bedroom, 2-bath single-family home (not a duplex) that's completely move-in ready. Recent improvements include new flooring, fresh paint, and updated light fixtures, creating a clean, modern feel throughout. The roof was replaced within the last three years, offering added peace of mind for the next owner. Step outside to a fully fenced backyard, perfect for entertaining, pets, or simply enjoying the outdoors. Location is everything, and this one delivers. Situated in Branson West, you're approximately four miles from Silver Dollar City, eight miles from Branson, and just minutes from Table Rock Lake. Reeds Spring Schools are conveniently nearby, making daily routines simple and efficient. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property checks all the boxes.

6. 2007-05-31
   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: $480 · $40/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$1,169/yr (+$97/mo · 243.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $17,150
• − Mortgage interest: −$9,517
• − Property taxes: −$480
• − Insurance: −$850
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − HOA: −$120
• − Depreciation: −$4,943
• Taxable loss: −$1,503
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $1,768/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: Reeds Spring R-IV
• NCES district ID: 2926160
• Math proficiency: 34% ▼ -3.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $42,158
• Composite: 32.06/100
• National rank: #5819
• State rank: #182 of 324 in MO

Livability — Branson West

• Score: 53/100
• State rank: #830
• US rank: #24583

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing D Health & safety C- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branson West, MO
• Population (ZIP): 8,279

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -2.17%
• Current HPI: 239.032
• 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

-5.6% since first listed

6 events — show timeline

• 2026-05-18 Pending — SOMO
• 2026-04-27 Price Changed $169,900 SOMO
• 2026-03-13 Relisted — SOMO
• 2026-03-03 Pending — SOMO
• 2026-02-27 Listed $180,000 SOMO
• 2007-05-31 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $480 · -0.0% YoY. Source: county tax records.