2 Memory Ln #2 · Branson, MO 65616

$105,000

1 bd · 1.0 ba · 600 sqft · Condo · 926 Days on market

Built 1990 $175/sqft · 30% below area Est $150k · 30% under $119/mo HOA · 12% 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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• 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

Neat as a pin and priced to sell! This 1 bedroom, 1 bathroom condo is vacation rental approved and will be an easy set up to start making money quick! Easy access to park and walk right in the front door. Conveniently located with close proximity to Table Rock Lake, Lake Taneycomo and all Branson attractions. Call today and see this one before it's gone!

Key facts

• $119 HOA
• Built 1990
• Listed 925 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $39 ($471/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 $100k (4.5% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); 1057 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $726 of loan paydown is wiped out by about $3k 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 926 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (16%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 926 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: 0.95% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (median comp): $150,447
• List price: $105,000
• Delta: -30.21%
• 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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-14,584
• Equity at exit: $15,656

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-9,766
• Equity at exit: $9,078

Cash invested: $29,400 (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: 1057
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,003 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$44
• HOA: −$119
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $39

Break-even live

Break-even rent $953

Max offer price $105,000

Occupancy floor 91%

Sensitivity live

Price	-10% $99	-5% $69	+0% $39	+5% $10	+10% $-20
Rent	-10% $-40	-5% $0	+0% $39	+5% $79	+10% $118
Rate	-1.0pp $92	-0.5pp $66	base $39	+0.5pp $12	+1.0pp $-16

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Memory Ln #1 Branson, MO	1.0	1.0	600	$900	$1.50	44d	1	0.03mi
1 Memory Ln #2 Branson, MO	1.0	1.0	750	$875	$1.17	44d	1	0.03mi
21 Fall Creek Trl #1 Branson, MO	1.0	1.0	619	$800	$1.29	44d	1	0.34mi
680 Fall Creek Dr Apt 10 Branson, MO	2.0	2.0	750	$1,295	$1.73	44d	1	0.60mi

HOA detail condo

• Monthly dues: $119 · $1,428/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $105,000 Active 926 DOM
2. 2026-06-19
   days on market $105,000 Active 924 DOM
3. 2026-06-18
   days on market $105,000 Active 923 DOM
4. 2026-06-17
   days on market $105,000 Active 922 DOM
5. 2026-06-16
   days on market $105,000 Active 921 DOM
6. 2026-06-15
   days on market $105,000 Active 920 DOM
7. 2026-06-14
   days on market $105,000 Active 918 DOM
8. 2026-06-12
   days on market $105,000 Active 917 DOM
9. 2026-06-09
   days on market $105,000 Active 914 DOM
10. 2026-06-08
    days on market $105,000 Active 913 DOM
11. 2026-06-07
    days on market $105,000 Active 912 DOM
12. 2026-06-03
    days on market $105,000 Active 908 DOM
13. 2026-06-02
    days on market $105,000 Active 907 DOM
14. 2026-06-01
    days on market $105,000 Active 906 DOM
15. 2026-05-31
    days on market $105,000 Active 905 DOM
16. 2026-05-30
    days on market $105,000 Active 904 DOM
17. 2025-06-26
    price $105,000 358-char remark

    Show marketing remark (358 chars)

    Neat as a pin and priced to sell! This 1 bedroom, 1 bathroom condo is vacation rental approved and will be an easy set up to start making money quick! Easy access to park and walk right in the front door. Conveniently located with close proximity to Table Rock Lake, Lake Taneycomo and all Branson attractions. Call today and see this one before it's gone!

18. 2024-05-31
    price $115,000 358-char remark

    Show marketing remark (358 chars)

    Neat as a pin and priced to sell! This 1 bedroom, 1 bathroom condo is vacation rental approved and will be an easy set up to start making money quick! Easy access to park and walk right in the front door. Conveniently located with close proximity to Table Rock Lake, Lake Taneycomo and all Branson attractions. Call today and see this one before it's gone!

19. 2023-12-08
    listed $125,000 Active 358-char remark

    Show marketing remark (358 chars)

    Neat as a pin and priced to sell! This 1 bedroom, 1 bathroom condo is vacation rental approved and will be an easy set up to start making money quick! Easy access to park and walk right in the front door. Conveniently located with close proximity to Table Rock Lake, Lake Taneycomo and all Branson attractions. Call today and see this one before it's gone!

20. 2017-01-24
    soldstatus
21. 2017-01-20
    soldstatus 347-char remark

    Show marketing remark (347 chars)

    This is a Gem of a deal! This condo is ''Move-in Ready'' Fully furnished- see reserve list. Easy park at your door and flat walk in with a walk out patio. Condo is an easy walk to the clubhouse, convenience store and to the Full Service Marina with fishing dock and boats to rent. Make this your home today. Own it for less than you could rent it.

22. 2016-11-16
    listed $36,500 347-char remark

    Show marketing remark (347 chars)

    This is a Gem of a deal! This condo is ''Move-in Ready'' Fully furnished- see reserve list. Easy park at your door and flat walk in with a walk out patio. Condo is an easy walk to the clubhouse, convenience store and to the Full Service Marina with fishing dock and boats to rent. Make this your home today. Own it for less than you could rent it.

23. 2015-10-19
    listed $28,500
24. 2008-10-22
    soldstatus
25. 2006-04-18
    soldstatus
26. 2005-03-21
    soldstatus
27. 2003-01-27
    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: $472 · $39/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$546/yr (+$46/mo · 115.6%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,030
• − Mortgage interest: −$5,882
• − Property taxes: −$472
• − Insurance: −$525
• − Repairs & maintenance: −$962
• − Management: −$962
• − HOA: −$1,428
• − Depreciation: −$3,055
• Taxable loss: −$1,256
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $772/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

+268.4% since first listed

11 events — show timeline

• 2025-06-26 Price Changed $105,000 SOMO
• 2024-05-31 Price Changed $115,000 SOMO
• 2023-12-08 Listed $125,000 SOMO
• 2017-01-24 Sold (Public Records) — Public Records
• 2017-01-20 Sold (MLS) — SOMO
• 2016-11-16 Listed $36,500 SOMO
• 2015-10-19 Listed $28,500 SOMO
• 2008-10-22 Sold (Public Records) — Public Records
• 2006-04-18 Sold (Public Records) — Public Records
• 2005-03-21 Sold (Public Records) — Public Records
• 2003-01-27 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $472 · +6.2% YoY. Source: county tax records.