707 S 3rd St · Branson, MO 65616

$219,900

3 bd · 2.0 ba · 1,380 sqft · Other · 84 Days on market

Built 1950 0.31 ac lot $159/sqft · 11% below area Est $246k · 11% 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 +12.3/15.0
• Cash flow +10.3/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Near Branson Landing!!! This well-located Branson home offers a great mix of space and flexibility. Just minutes from Branson Landing, along with shopping, dining, parks, and main roads, it's in a spot that makes everyday living easy. Inside, the layout is bright and open with no carpet throughout, making upkeep simple. The living room is spacious and connects to a separate dining area, giving you a defined place for meals and gatherings. The kitchen includes all the essentials, with plenty of counter space and cabinets for storage. The split floor plan gives the primary suite its own space, complete with a tub and good closet storage. Two additional bedrooms sit on the other side of the home, along with a full guest bath. Downstairs, there's a large utility and workshop area that can be used in a variety of ways--storage, hobbies, or even finished out for more living space. It could also be converted back into a garage if needed. The backyard is fully fenced with mature trees and established landscaping, offering privacy and room to enjoy the outdoors. Other updates include a newer HVAC system, updated lighting and fixtures, and driveway parking with room for changes if desired. Set in a quiet, established neighborhood with no HOA, this home is move-in ready and offers plenty of potential to make it your own.

Key facts

• No carpet
• Split floor plan
• Separate dining area

Tags

• BRANSON LANDING LOCATION
• NO CARPET
• SEPARATE DINING AREA
• PLENTY OF COUNTER SPACE
• SPLIT FLOOR PLAN
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (32.5% below list).
• Recommended offer: $149k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Market conditions: Rents rising (+2.9%/yr); 1048 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 84 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $148,511 (32.5% 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 84 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 12.3

CMA / ARV

• ARV (median comp): $245,951
• List price: $219,900
• Delta: -10.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-43,489
• Equity at exit: $32,788

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-48,729
• Equity at exit: $19,013

Cash invested: $61,572 (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 65616

• Home prices YoY: -24.3%
• Rents YoY: 2.9%
• Active inventory: 1048
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-119

Break-even live

Break-even rent $1,636

Max offer price $198,851

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-57	+0% $-119	+5% $-181	+10% $-244
Rent	-10% $-236	-5% $-178	+0% $-119	+5% $-60	+10% $-2
Rate	-1.0pp $-8	-0.5pp $-63	base $-119	+0.5pp $-176	+1.0pp $-234

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 W Pacific St Branson, MO	2.0	1.0	1122	$1,495	$1.33	44d	1	0.41mi
KEH Hollister, MO	3.0	2.0	1447	$874	$0.60	44d	1	1.00mi
934 Evergreen St Hollister, MO	2.0	2.0	1458	$1,600	$1.10	44d	1	1.24mi
172 Humanity Ln Unit D Branson, MO	3.0	2.0	1200	$1,200	$1.00	44d	1	1.38mi
104 Matthews St Hollister, MO	2.0	2.0	1000	$1,000	$1.00	44d	1	1.38mi
130 Humanity Ln Unit C Branson, MO	3.0	2.0	1200	$1,200	$1.00	44d	1	1.39mi
110 Humanity Ln Unit A Branson, MO	3.0	2.0	1220	$1,350	$1.11	44d	1	1.40mi

Listing history 22 events

1. 2026-06-19
   days on market $219,900 Active 84 DOM
2. 2026-06-18
   days on market $219,900 Active 83 DOM
3. 2026-06-17
   days on market $219,900 Active 82 DOM
4. 2026-06-16
   days on market $219,900 Active 81 DOM
5. 2026-06-15
   days on market $219,900 Active 80 DOM
6. 2026-06-14
   days on market $219,900 Active 78 DOM
7. 2026-06-12
   days on market $219,900 Active 77 DOM
8. 2026-06-09
   days on market $219,900 Active 74 DOM
9. 2026-06-08
   days on market $219,900 Active 73 DOM
10. 2026-06-07
    days on market $219,900 Active 72 DOM
11. 2026-06-03
    days on market $219,900 Active 68 DOM
12. 2026-06-02
    days on market $219,900 Active 67 DOM
13. 2026-06-01
    days on market $219,900 Active 66 DOM
14. 2026-05-31
    days on market $219,900 Active 65 DOM
15. 2026-05-30
    days on market $219,900 Active 64 DOM
16. 2026-05-13
    price $219,900 1336-char remark

    Show marketing remark (1336 chars)

    Home Near Branson Landing!!! This well-located Branson home offers a great mix of space and flexibility. Just minutes from Branson Landing, along with shopping, dining, parks, and main roads, it's in a spot that makes everyday living easy. Inside, the layout is bright and open with no carpet throughout, making upkeep simple. The living room is spacious and connects to a separate dining area, giving you a defined place for meals and gatherings. The kitchen includes all the essentials, with plenty of counter space and cabinets for storage. The split floor plan gives the primary suite its own space, complete with a tub and good closet storage. Two additional bedrooms sit on the other side of the home, along with a full guest bath. Downstairs, there's a large utility and workshop area that can be used in a variety of ways--storage, hobbies, or even finished out for more living space. It could also be converted back into a garage if needed. The backyard is fully fenced with mature trees and established landscaping, offering privacy and room to enjoy the outdoors. Other updates include a newer HVAC system, updated lighting and fixtures, and driveway parking with room for changes if desired. Set in a quiet, established neighborhood with no HOA, this home is move-in ready and offers plenty of potential to make it your own.

17. 2026-03-27
    listed $229,900 Active 1336-char remark

    Show marketing remark (1336 chars)

    Home Near Branson Landing!!! This well-located Branson home offers a great mix of space and flexibility. Just minutes from Branson Landing, along with shopping, dining, parks, and main roads, it's in a spot that makes everyday living easy. Inside, the layout is bright and open with no carpet throughout, making upkeep simple. The living room is spacious and connects to a separate dining area, giving you a defined place for meals and gatherings. The kitchen includes all the essentials, with plenty of counter space and cabinets for storage. The split floor plan gives the primary suite its own space, complete with a tub and good closet storage. Two additional bedrooms sit on the other side of the home, along with a full guest bath. Downstairs, there's a large utility and workshop area that can be used in a variety of ways--storage, hobbies, or even finished out for more living space. It could also be converted back into a garage if needed. The backyard is fully fenced with mature trees and established landscaping, offering privacy and room to enjoy the outdoors. Other updates include a newer HVAC system, updated lighting and fixtures, and driveway parking with room for changes if desired. Set in a quiet, established neighborhood with no HOA, this home is move-in ready and offers plenty of potential to make it your own.

18. 2025-09-03
    price $229,900
19. 2025-08-11
    listed $239,900 Active
20. 2022-06-09
    soldstatus
21. 2022-06-02
    soldstatus
22. 2022-05-12
    listed $199,900

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$1,562/yr (+$130/mo · 273.5%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,821
• − Mortgage interest: −$12,318
• − Property taxes: −$571
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$6,397
• Taxable loss: −$5,416
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $-130/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

+10.0% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $219,900 SOMO
• 2026-03-27 Listed $229,900 SOMO
• 2025-09-03 Price Changed $229,900 SOMO
• 2025-08-11 Listed $239,900 SOMO
• 2022-06-09 Sold (Public Records) — Public Records
• 2022-06-02 Sold (MLS) — SOMO
• 2022-05-12 Listed $199,900 SOMO

Property tax history

+2.6%/yr

Latest (2025): $571 · -8.2% YoY. Source: county tax records.