1590 Red Rock Rd · Branson West, MO 65656

$229,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily · 66 Days on market

Built 2025 9.86 ac lot $199/sqft · 18% below area Est $280k · 18% under ↓ 14% since listing

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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 +10.0/10.0
• Schools +3.2/10.0
• Cash flow +2.9/30.0
• Livability +2.7/5.0
• 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

Modern Ozark Retreat Near Branson & Table Rock Lake on 10+/- Acres--New Construction, Ponds, Hunting & Privacy! Ideally located just outside of Reeds Spring, this newer construction home offers the perfect blend of small-town convenience and peaceful Ozark serenity--providing privacy, space, and modern comfort while staying close to everything the Branson and Table Rock Lake area has to offer. Discover this stunning 10+/- acre private estate nestled among mature hardwoods and rolling Ozark hills. Two spring-fed ponds provide year-round water and attract abundant wildlife including whitetail deer, turkey, foxes, and migratory birds--perfect for nature lovers and outdoor enthusiasts. Enjoy breathtaking sunrises from the back deck, dramatic weather rolling across the hills, and vibrant seasonal color throughout the year. With no restrictions, the land is ideal for hunting, gardening, hobby farming, or simply enjoying the outdoors. Trails wind throughout the property leading to two raised hunting stands, ponds, streams, and usable acreage. The modern cabin-style home blends sleek finishes with warm rustic accents, featuring durable LVP flooring throughout. Two spacious living areas with vaulted ceilings and walk-out access create seamless indoor-outdoor living. The main living, kitchen, and dining area offers a modern chef's kitchen with marble countertops, sage cabinetry, oversized windows, and an open, light-filled layout. A second living area with wet bar and coffee station provides flexible space for a home office or lounge. The home includes 3 bedrooms, 2 bathrooms, and full laundry. Additional features include a private well and septic, newly paved drive and parking, and a chicken coop. Prime location: 26 minutes to Branson, 22 minutes to Silver Dollar City, 11 minutes to Downtown Reeds Spring, and 16 minutes to Branson West. Minutes to Table Rock Lake access, boat ramps, and marinas. Experience the perfect blend of privacy, nature, and modern Ozark living!

Key facts

• Abundant wildlife
• Usable acreage
• Two spring fed ponds

Tags

• 10 ACRE NATURE ESTATE
• TWO SPRING FED PONDS
• ABUNDANT WILDLIFE
• RAISED HUNTING STANDS
• USABLE ACREAGE
• MODERN CABINESQUE HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-820 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (51.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (54.2% below list).
• Recommended offer: $105k (54.2% below list) — sets the bar for 1% rule.

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: 119 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 $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,940 (54.2% 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 66 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 0.46% ✗
• Cap rate: 2.34%
• Cash-on-cash: -14.10%
• DSCR: 0.37
• GRM: 18.2

CMA / ARV

• ARV (median comp): $280,340
• List price: $229,000
• Delta: -18.31%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 2.13×
• Total profit: $72,550
• Equity at exit: $206,301

10-year hold

• IRR: 13.8%
• Equity multiple: 4.97×
• Total profit: $254,831
• Equity at exit: $444,897

Cash invested: $64,120 (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 65656

• Home prices YoY: 11.7%
• Active inventory: 119
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-820

Break-even live

Break-even rent $2,087

Max offer price $110,345

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-28
   price $259,000 2005-char remark

   Show marketing remark (2005 chars)

   Modern Ozark Retreat Near Branson & Table Rock Lake on 10+/- Acres--New Construction, Ponds, Hunting & Privacy! Ideally located just outside of Reeds Spring, this newer construction home offers the perfect blend of small-town convenience and peaceful Ozark serenity--providing privacy, space, and modern comfort while staying close to everything the Branson and Table Rock Lake area has to offer. Discover this stunning 10+/- acre private estate nestled among mature hardwoods and rolling Ozark hills. Two spring-fed ponds provide year-round water and attract abundant wildlife including whitetail deer, turkey, foxes, and migratory birds--perfect for nature lovers and outdoor enthusiasts. Enjoy breathtaking sunrises from the back deck, dramatic weather rolling across the hills, and vibrant seasonal color throughout the year. With no restrictions, the land is ideal for hunting, gardening, hobby farming, or simply enjoying the outdoors. Trails wind throughout the property leading to two raised hunting stands, ponds, streams, and usable acreage. The modern cabin-style home blends sleek finishes with warm rustic accents, featuring durable LVP flooring throughout. Two spacious living areas with vaulted ceilings and walk-out access create seamless indoor-outdoor living. The main living, kitchen, and dining area offers a modern chef's kitchen with marble countertops, sage cabinetry, oversized windows, and an open, light-filled layout. A second living area with wet bar and coffee station provides flexible space for a home office or lounge. The home includes 3 bedrooms, 2 bathrooms, and full laundry. Additional features include a private well and septic, newly paved drive and parking, and a chicken coop. Prime location: 26 minutes to Branson, 22 minutes to Silver Dollar City, 11 minutes to Downtown Reeds Spring, and 16 minutes to Branson West. Minutes to Table Rock Lake access, boat ramps, and marinas. Experience the perfect blend of privacy, nature, and modern Ozark living!

2. 2026-04-20
   price $279,000 2005-char remark

   Show marketing remark (2005 chars)

   Modern Ozark Retreat Near Branson & Table Rock Lake on 10+/- Acres--New Construction, Ponds, Hunting & Privacy! Ideally located just outside of Reeds Spring, this newer construction home offers the perfect blend of small-town convenience and peaceful Ozark serenity--providing privacy, space, and modern comfort while staying close to everything the Branson and Table Rock Lake area has to offer. Discover this stunning 10+/- acre private estate nestled among mature hardwoods and rolling Ozark hills. Two spring-fed ponds provide year-round water and attract abundant wildlife including whitetail deer, turkey, foxes, and migratory birds--perfect for nature lovers and outdoor enthusiasts. Enjoy breathtaking sunrises from the back deck, dramatic weather rolling across the hills, and vibrant seasonal color throughout the year. With no restrictions, the land is ideal for hunting, gardening, hobby farming, or simply enjoying the outdoors. Trails wind throughout the property leading to two raised hunting stands, ponds, streams, and usable acreage. The modern cabin-style home blends sleek finishes with warm rustic accents, featuring durable LVP flooring throughout. Two spacious living areas with vaulted ceilings and walk-out access create seamless indoor-outdoor living. The main living, kitchen, and dining area offers a modern chef's kitchen with marble countertops, sage cabinetry, oversized windows, and an open, light-filled layout. A second living area with wet bar and coffee station provides flexible space for a home office or lounge. The home includes 3 bedrooms, 2 bathrooms, and full laundry. Additional features include a private well and septic, newly paved drive and parking, and a chicken coop. Prime location: 26 minutes to Branson, 22 minutes to Silver Dollar City, 11 minutes to Downtown Reeds Spring, and 16 minutes to Branson West. Minutes to Table Rock Lake access, boat ramps, and marinas. Experience the perfect blend of privacy, nature, and modern Ozark living!

3. 2026-03-21
   listed $299,500 Active 2005-char remark

   Show marketing remark (2005 chars)

   Modern Ozark Retreat Near Branson & Table Rock Lake on 10+/- Acres--New Construction, Ponds, Hunting & Privacy! Ideally located just outside of Reeds Spring, this newer construction home offers the perfect blend of small-town convenience and peaceful Ozark serenity--providing privacy, space, and modern comfort while staying close to everything the Branson and Table Rock Lake area has to offer. Discover this stunning 10+/- acre private estate nestled among mature hardwoods and rolling Ozark hills. Two spring-fed ponds provide year-round water and attract abundant wildlife including whitetail deer, turkey, foxes, and migratory birds--perfect for nature lovers and outdoor enthusiasts. Enjoy breathtaking sunrises from the back deck, dramatic weather rolling across the hills, and vibrant seasonal color throughout the year. With no restrictions, the land is ideal for hunting, gardening, hobby farming, or simply enjoying the outdoors. Trails wind throughout the property leading to two raised hunting stands, ponds, streams, and usable acreage. The modern cabin-style home blends sleek finishes with warm rustic accents, featuring durable LVP flooring throughout. Two spacious living areas with vaulted ceilings and walk-out access create seamless indoor-outdoor living. The main living, kitchen, and dining area offers a modern chef's kitchen with marble countertops, sage cabinetry, oversized windows, and an open, light-filled layout. A second living area with wet bar and coffee station provides flexible space for a home office or lounge. The home includes 3 bedrooms, 2 bathrooms, and full laundry. Additional features include a private well and septic, newly paved drive and parking, and a chicken coop. Prime location: 26 minutes to Branson, 22 minutes to Silver Dollar City, 11 minutes to Downtown Reeds Spring, and 16 minutes to Branson West. Minutes to Table Rock Lake access, boat ramps, and marinas. Experience the perfect blend of privacy, nature, and modern Ozark living!

4. 2026-03-16
   status Pending
5. 2026-03-15
   listed $299,500 Active

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,593
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,942
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$6,662
• Taxable loss: −$14,289
• Est. tax savings @ 24.0%: +$3,429
• After-tax cash flow: $-6,411/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

• Population (ZIP): 5,224

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 2% Serbian 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 30.17%
• Current HPI: 288.99
• 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

-13.5% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $259,000 SOMO
• 2026-04-20 Price Changed $279,000 SOMO
• 2026-03-21 Listed $299,500 SOMO
• 2026-03-16 Pending — SOMO
• 2026-03-15 Listed $299,500 SOMO