550 Abby Ln #3 · Branson, MO 65616

$118,000

1 bd · 1.0 ba · 570 sqft · Condo · 157 Days on market

Built 1993 $207/sqft · 18% below area Est $144k · 18% under $179/mo HOA · 16% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spring is calling @ 550 Abby Ln in prestigious Fall Creek Resort!Tucked into one of Branson's most peaceful, lake-close settings, this turn-key, fully furnished, walk-in-level retreat offers the perfect blend of relaxation, convenience, and income potential. Whether you're seeking a private getaway, full-time residence, or rental-ready investment, this move-in-ready condo delivers effortless Ozark living just minutes from the heart of the Live Entertainment Capital of the World. Inside, the thoughtfully designed 1-bedroom, 1-bath layout is crafted for both comfort and ease. A light & airy paint palette pairs beautifully with timeless white cabinetry, full-size black appliances, and generous living and dining space accented by rich cherry-finished laminate flooring. The unit also features a full-size stacking washer & dryer, making extended stays or rental use a breeze. Step outside to the cozy covered back patio, perfect for morning coffee, quiet evenings, or letting pets enjoy the fresh Ozark air. The spacious bedroom offers peaceful privacy and easy access to a well-appointed full bath featuring dual sinks and crisp white cabinetry. Best of all, you're just minutes from Fall Creek Marina, Branson's live shows, world-class dining, shopping, and entertainment, along with the fishing, kayaking, and peaceful waters of Lake Taneycomo. A fresh season of easy, affordable lake-close living awaits at 550 Abby Ln, #3.

Key facts

• Private getaway
• Move-in-ready condo
• Fully furnished

Tags

• FULLY FURNISHED
• WALK-IN-LEVEL RETREAT
• PRIVATE GETAWAY
• RENTAL-READY INVESTMENT
• MOVE-IN-READY CONDO
• COZY COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $118k.

Deal economics

• At list price, monthly cash flow is $16 ($188/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 $114k (3.3% below list).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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; 6 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 $816 of loan paydown is wiped out by about $4k 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 157 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

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 $103,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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. 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 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: 0.97% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (median comp): $143,707
• List price: $118,000
• Delta: -17.89%
• 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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-18,176
• Equity at exit: $17,594

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-14,764
• Equity at exit: $10,202

Cash invested: $33,040 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,141 high
• Mortgage (P&I): −$619
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$49
• HOA: −$179
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $16

Break-even live

Break-even rent $1,121

Max offer price $118,000

Occupancy floor 94%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
680 Fall Creek Dr Apt 10 Branson, MO	2.0	2.0	750	$1,295	$1.73	43d	1	0.08mi
21 Fall Creek Trl #1 Branson, MO	1.0	1.0	619	$800	$1.29	43d	1	0.33mi
1 Memory Ln #1 Branson, MO	1.0	1.0	600	$900	$1.50	43d	1	0.53mi
1 Memory Ln #2 Branson, MO	1.0	1.0	750	$875	$1.17	43d	1	0.53mi
750 Windsor Ct Unit GQ 106 Branson, MO	1.0	1.0	715	$1,050	$1.47	43d	1	1.32mi
750 Windsor Ct Apt 206 Branson, MO	1.0	1.0	715	$1,195	$1.67	43d	1	1.32mi

HOA detail condo

• Monthly dues: $179 · $2,148/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $118,000 Active 157 DOM
2. 2026-06-18
   days on market $118,000 Active 156 DOM
3. 2026-06-17
   days on market $118,000 Active 155 DOM
4. 2026-06-16
   days on market $118,000 Active 154 DOM
5. 2026-06-15
   days on market $118,000 Active 153 DOM
6. 2026-06-14
   days on market $118,000 Active 151 DOM
7. 2026-06-12
   days on market $118,000 Active 150 DOM
8. 2026-06-09
   days on market $118,000 Active 147 DOM
9. 2026-06-08
   days on market $118,000 Active 146 DOM
10. 2026-06-07
    days on market $118,000 Active 145 DOM
11. 2026-06-03
    days on market $118,000 Active 141 DOM
12. 2026-06-02
    days on market $118,000 Active 140 DOM
13. 2026-06-01
    days on market $118,000 Active 139 DOM
14. 2026-05-31
    days on market $118,000 Active 138 DOM
15. 2026-05-30
    days on market $118,000 Active 137 DOM
16. 2026-01-13
    listed $118,000 Active 1445-char remark

    Show marketing remark (1445 chars)

    Spring is calling @ 550 Abby Ln in prestigious Fall Creek Resort!Tucked into one of Branson's most peaceful, lake-close settings, this turn-key, fully furnished, walk-in-level retreat offers the perfect blend of relaxation, convenience, and income potential. Whether you're seeking a private getaway, full-time residence, or rental-ready investment, this move-in-ready condo delivers effortless Ozark living just minutes from the heart of the Live Entertainment Capital of the World. Inside, the thoughtfully designed 1-bedroom, 1-bath layout is crafted for both comfort and ease. A light & airy paint palette pairs beautifully with timeless white cabinetry, full-size black appliances, and generous living and dining space accented by rich cherry-finished laminate flooring. The unit also features a full-size stacking washer & dryer, making extended stays or rental use a breeze. Step outside to the cozy covered back patio, perfect for morning coffee, quiet evenings, or letting pets enjoy the fresh Ozark air. The spacious bedroom offers peaceful privacy and easy access to a well-appointed full bath featuring dual sinks and crisp white cabinetry. Best of all, you're just minutes from Fall Creek Marina, Branson's live shows, world-class dining, shopping, and entertainment, along with the fishing, kayaking, and peaceful waters of Lake Taneycomo. A fresh season of easy, affordable lake-close living awaits at 550 Abby Ln, #3.

17. 2013-01-16
    soldstatus
18. 2003-01-27
    soldstatus
19. 2001-08-02
    soldstatus
20. 1994-03-15
    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: $466 · $39/mo
• Projected year-2 tax: $1,145 · $95/mo
• Expected delta: +$679/yr (+$57/mo · 145.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $13,694
• − Mortgage interest: −$6,610
• − Property taxes: −$466
• − Insurance: −$590
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − HOA: −$2,148
• − Depreciation: −$3,433
• Taxable loss: −$1,744
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $607/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

5 events — show timeline

• 2026-01-13 Listed $118,000 SOMO
• 2013-01-16 Sold (Public Records) — Public Records
• 2003-01-27 Sold (Public Records) — Public Records
• 2001-08-02 Sold (Public Records) — Public Records
• 1994-03-15 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $466 · +6.3% YoY. Source: county tax records.