3013 N Vineyards Terrace Ter #1 · Branson, MO 65616

$225,500

3 bd · 2.0 ba · 1,173 sqft · Condo · 170 Days on market

Built 2023 Good condition $192/sqft · 11% below area Est $254k · 11% under $300/mo HOA · 17% 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 +12.6/15.0
• Cash flow +6.0/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

New-construction Branson vacation-rental condo with two pools: this 3-bedroom, 2-bath walk-down unit at Vineyards Terrace Condominiums offers 1,173 sq ft of spacious, open floor plan, built in 2023 and approved for nightly rental with no management restrictions. The community features two swimming pools for the upcoming swim season, and the walk-down design allows direct access from parking without interior stairs to the entry. Three bedrooms and two full baths give the unit flexibility as a full-time residence, a second home in Branson, or a short-term rental.

Key facts

• $300 HOA
• Community pool
• Built 2023

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $226k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.7% below list).
• Recommended offer: $164k (27.4% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.8% 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.
• Zoned schools: Cedar Ridge Primary (345 students, 72% FRL); Branson Jr. High (math 48% / reading 49%, grade C-, #81 of 391 statewide, top 21%, 724 students, 51% FRL); Branson High (math 42% / reading 56%, grade D, #145 of 521 statewide, top 28%, 1,423 students, 46% FRL).
• Market conditions: Rents rising (+2.9%/yr); 1453 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 170 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $163,623 (27.4% 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 170 days. Have you received any prior offers? Is the seller open to a 27% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.13%
• DSCR: 0.64
• GRM: 10.4

CMA / ARV

• ARV (median comp): $254,290
• List price: $225,500
• Delta: -11.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3013 N Vineyards Terrace Ter #2	0.00mi	3/2.0	1,173 (0%)	1mo	$225,500	$192	99
3008 N Vineyards Ter #2	0.05mi	3/2.0	1,179 (+0%)	1mo	$269,000	$228	96
2955 Vineyard Pkwy #3	0.11mi	3/2.0	1,161 (-1%)	2mo	$175,000	$151	92
2955 Vineyards Pkwy #4	0.12mi	3/2.0	1,161 (-1%)	2mo	$175,000	$151	92
3004 North Vineyards Terrace Ter Unit 36-2	0.09mi	3/2.0	1,147 (-2%)	3mo	$247,500	$216	90
3107 S Vineyards Ter #4	0.12mi	3/2.0	1,147 (-2%)	2mo	$267,900	$234	89
2954 Vineyards Pkwy Unit 22-5	0.14mi	3/2.0	1,147 (-2%)	5mo	$159,500	$139	86
310 Sunset Cv #333	1.34mi	2/2.0 (-1)	1,214 (+4%)	4mo	$295,000	$243	51
800 Compton Ridge Rd	1.31mi	3/2.0	1,287 (+10%)	4mo	$164,900	$128	45
80 Celebration Cove Cir	1.08mi	3/2.0	1,412 (+20%)	3mo	$359,500	$255	38
80 Celebration Cove Cir #354	1.08mi	2/2.0 (-1)	1,412 (+20%)	3mo	$389,000	$275	33
200 Majestic Dr #219	1.24mi	2/2.0 (-1)	1,420 (+21%)	4mo	$380,000	$268	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -30.6%
• Equity multiple: -0.01×
• Total profit: $-63,746
• Equity at exit: $33,623

10-year hold

• IRR: -32.8%
• Equity multiple: -0.43×
• Total profit: $-90,464
• Equity at exit: $19,497

Cash invested: $63,140 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $189,000 ($165/sqft)
• Median days on market: 354 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +31.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 65616

• Home prices YoY: -24.3%
• Rents YoY: 2.9%
• Active inventory: 1453
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,811 high
• Mortgage (P&I): −$1,183
• Tax est. 1.5%: −$282 /mo · $3,382/yr
• Insurance: −$94
• HOA: −$300
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-428

Break-even live

Break-even rent $2,352

Max offer price $163,623

Occupancy floor —

Sensitivity live

Price	-10% $-272	-5% $-350	+0% $-428	+5% $-506	+10% $-583
Rent	-10% $-571	-5% $-499	+0% $-428	+5% $-356	+10% $-285
Rate	-1.0pp $-314	-0.5pp $-370	base $-428	+0.5pp $-486	+1.0pp $-545

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: $56,375
• Closing costs: $6,765
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 Vineyards Pkwy #2 Branson, MO	3.0	2.0	1147	$1,850	$1.61	139d	1	0.11mi
2905 Vineyards Pkwy #5 Branson, MO	3.0	2.0	1147	$1,850	$1.61	139d	1	0.11mi
3515 Arlene St Branson, MO	2.0	2.0	880	$1,025	$1.16	139d	1	0.73mi
513 Lakewood Rd Branson, MO	3.0	3.0	1487	$1,750	$1.18	139d	1	1.07mi
325 Majestic Dr Branson, MO	1.0–3.0	1.0–2.0	941	$1,650	$1.75	139d	2	1.27mi
325 Majestic Dr #226 Branson, MO	2.0	2.0	1450	$1,525	$1.05	1d	1	1.27mi
325 Majestic Dr Unit 340 Branson, MO	3.0	2.0	1168	$1,395	$1.19	1d	1	1.27mi
325 Majestic Dr Unit 334 Branson, MO	2.0	2.0	959	$1,295	$1.35	1d	1	1.27mi

Property features AI

Finance

• HOA & community: HOA fee $300 monthly (includes insurance, trash, snow removal)

Exterior

• Parking: Paved parking
• Security: Smoke detectorsFire sprinkler system
• Utilities: Public waterPublic sewer
• Home design: CondominiumOne level
• Construction: Built with vinyl siding, concrete, and stoneComposition roofHome warranty included
• Exterior features: DeckRain guttersCommunity in-ground poolHas a viewPrivate road access (private maintained road, asphalt)Subdivision: Vinyards Terrace Condominium

Interior

• Kitchen: Electric ovenFree-standing electric ovenDishwasherMicrowaveRefrigeratorDisposalGranite counters
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingElectric heatingCentral air conditioningCeiling fans
• Interior features: Soaking tubGranite countersHigh ceilingsWalk-in closetsInsulated, double-pane windowsExhaust fanFire sprinkler systemSmoke detectors
• Laundry & utility: Washer and dryer includedLaundry on main levelElectric water heater

HOA detail $300/mo · $3,600/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $225,500 Active 170 DOM
2. 2026-09-21
   days on market $225,500 Active 168 DOM
3. 2026-09-20
   days on market $225,500 Active 167 DOM
4. 2026-09-19
   days on market $225,500 Active 166 DOM
5. 2026-09-18
   days on market $225,500 Active 165 DOM
6. 2026-09-17
   days on market $225,500 Active 164 DOM
7. 2026-09-16
   days on market $225,500 Active 163 DOM
8. 2026-09-15
   days on market $225,500 Active 162 DOM
9. 2026-09-14
   days on market $225,500 Active 161 DOM
10. 2026-09-13
    days on market $225,500 Active 160 DOM
11. 2026-09-12
    days on market $225,500 Active 159 DOM
12. 2026-09-11
    days on market $225,500 Active 158 DOM
13. 2026-09-05
    days on market $225,500 Active 152 DOM
14. 2026-09-04
    days on market $225,500 Active 151 DOM
15. 2026-09-03
    days on market $225,500 Active 150 DOM
16. 2026-09-02
    days on market $225,500 Active 149 DOM
17. 2026-08-30
    days on market $225,500 Active 146 DOM
18. 2026-08-29
    days on market $225,500 Active 145 DOM
19. 2026-08-28
    days on market $225,500 Active 144 DOM
20. 2026-08-27
    days on market $225,500 Active 143 DOM
21. 2026-08-25
    days on market $225,500 Active 141 DOM
22. 2026-08-24
    days on market $225,500 Active 140 DOM
23. 2026-08-23
    days on market $225,500 Active 139 DOM
24. 2026-08-22
    days on market $225,500 Active 138 DOM
25. 2026-08-21
    days on market $225,500 Active 137 DOM
26. 2026-08-20
    days on market $225,500 Active 136 DOM
27. 2026-08-19
    days on market $225,500 Active 135 DOM
28. 2026-08-18
    days on market $225,500 Active 134 DOM
29. 2026-08-17
    days on market $225,500 Active 133 DOM
30. 2026-08-16
    days on market $225,500 Active 132 DOM
31. 2026-08-15
    days on market $225,500 Active 131 DOM
32. 2026-08-15
    days on market $225,500 Active 130 DOM
33. 2026-08-13
    days on market $225,500 Active 129 DOM
34. 2026-08-12
    days on market $225,500 Active 128 DOM
35. 2026-08-11
    days on market $225,500 Active 127 DOM
36. 2026-08-10
    days on market $225,500 Active 126 DOM
37. 2026-08-09
    days on market $225,500 Active 125 DOM
38. 2026-08-08
    days on market $225,500 Active 124 DOM
39. 2026-08-07
    days on market $225,500 Active 123 DOM
40. 2026-08-06
    days on market $225,500 Active 122 DOM
41. 2026-08-05
    days on market $225,500 Active 121 DOM
42. 2026-08-04
    days on market $225,500 Active 120 DOM
43. 2026-08-03
    days on market $225,500 Active 119 DOM
44. 2026-07-31
    days on market $225,500 Active 116 DOM
45. 2026-07-30
    days on market $225,500 Active 115 DOM
46. 2026-07-29
    days on market $225,500 Active 114 DOM
47. 2026-07-27
    days on market $225,500 Active 112 DOM
48. 2026-07-25
    days on market $225,500 Active 110 DOM
49. 2026-07-24
    days on market $225,500 Active 109 DOM
50. 2026-07-23
    days on market $225,500 Active 108 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,733
• − Mortgage interest: −$12,632
• − Property taxes: −$3,382
• − Insurance: −$1,128
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − HOA: −$3,600
• − Depreciation: −$6,560
• Taxable loss: −$9,046
• Est. tax savings @ 24.0%: +$2,171
• After-tax cash flow: $-2,960/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.

Condition & rehab AI · 3 photos

Good 80/100 None rehab

This newly constructed 3-bedroom condo is in excellent condition with modern finishes and a spacious floor plan. It is ready for immediate occupancy and can be enhanced with minor updates to further increase its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Both Updating the flooring — Hardwood floors are in good condition but could be refreshed with a new finish ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and attractive ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Cedar Ridge Primary Middle Branson Jr. High C- MO #81/391 Nat'l #3,846/14,009 High Branson High D MO #145/521 Nat'l #6,078/17,239

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

B Composite livability gradescore 77/100

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 · 59,017 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: HOA fee $300 monthly (includes insurance, trash, snow removal)

Exterior

• Parking: Paved parking
• Security: Smoke detectorsFire sprinkler system
• Utilities: Public waterPublic sewer
• Home design: CondominiumOne level
• Construction: Built with vinyl siding, concrete, and stoneComposition roofHome warranty included
• Exterior features: DeckRain guttersCommunity in-ground poolHas a viewPrivate road access (private maintained road, asphalt)Subdivision: Vinyards Terrace Condominium

Interior

• Kitchen: Electric ovenFree-standing electric ovenDishwasherMicrowaveRefrigeratorDisposalGranite counters
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingElectric heatingCentral air conditioningCeiling fans
• Interior features: Soaking tubGranite countersHigh ceilingsWalk-in closetsInsulated, double-pane windowsExhaust fanFire sprinkler systemSmoke detectors
• Laundry & utility: Washer and dryer includedLaundry on main levelElectric water heater

Price history

3 events — show timeline

• 2026-06-12 Relisted — SOMO
• 2026-04-06 Listed — SOMO
• 2026-03-30 Listed $225,500 SOMO