801 Silver Cliff Way · Branson, MO 65737

$539,900

5 bd · 3.0 ba · 3,596 sqft · Other · 12 Days on market

Built 2006 0.94 ac lot $165/mo HOA · 3% 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.1/10.0
• Appreciation +3.9/10.0
• Livability +3.9/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Magnificent home in the prestigious gated golf community of Stonebridge Village. Situated on a corner lot, next to the 2nd tee, with plenty of trees offering shade & privacy, & a wet weather creek. The Owners have added beautiful landscaping & hardscaping giving this home marvelous curb appeal. Inside you will find a timelessly elegant home that has been lovingly maintained. Hardwood flooring, custom kitchen cabinets, a cozy gas fireplace, granite counters, tile backsplash, High ceilings & an open floor plan. The main level features a spacious master bedroom/master bath, kitchen, laundry, formal living room, dining area & 2 additional bedrooms. The lower level has a huge family room with a 2nd fireplace & a LARGE wet bar with a mini-fridge, 2 more bedrooms, a full bath, & a hobby/workshop/storage room. Two covered decks & a 3 car oversized garage with plenty of shelving & storage make this the perfect place to call home! Owners have made numerous updates & improvements in the past couple years, including lighting fixture, appliance upgrades, concrete patio, sidewalk, retaining walls, driveway extension, & more! The complete list of improvements is in the documents section.

Key facts

• Large family room
• Stylish kitchen
• Gated golf community

Tags

• GATED GOLF COMMUNITY
• LANDSCAPED SURROUNDINGS
• SPACIOUS PRIMARY SUITE
• STYLISH KITCHEN
• FINISHED LOWER LEVEL
• LARGE FAMILY ROOM

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $165 covering snow removal

Exterior

• Parking: Attached garage with 3 spaces; Oversized garage that faces front; Private paved driveway; Additional parking and storage
• Utilities: Public water; Public sewer; Propane on-site
• Home design: Single-family residential property; Stone construction
• Construction: Stone exterior; Composition roof; Finished basement (full) with walk-out access
• Exterior features: Rain gutters; Covered patio; Patio; Deck; Sprinklers in front and rear; Few trees; Corner lot; Workshop

Interior

• Kitchen: Electric oven; Electric cooktop; Free-standing electric oven; Microwave; Refrigerator; Dishwasher; Pantry
• Bedrooms: Bedrooms present (specific counts/levels not provided)
• Flooring: Hardwood; Tile; Vinyl; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating and central air; Electric and propane heating; Ceiling fans
• Interior features: Entrance foyer; Pantry; Insulated double-pane windows; Finished walk-out basement with interior and exterior entry and storage space; Fireplace in family room, basement and living room (gas/propane)
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $540k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/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 $490k (9.2% below list).
• Recommended offer: $490k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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.
• Zoned schools: Reeds Spring Elem. (math 33% / reading 33%, grade F, #744 of 1,115 statewide, top 67%, 358 students, 62% FRL); Reeds Spring Middle (math 31% / reading 46%, grade F, #202 of 391 statewide, top 54%, 286 students, 56% FRL); Reeds Spring High (math 32% / reading 47%, grade F, #247 of 521 statewide, top 55%, 602 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 341 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $4k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Stone County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $35k (6%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $490,000 (9.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.72×
• Total profit: $-42,268
• Equity at exit: $100,583

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $13,535
• Equity at exit: $81,917

Cash invested: $151,172 (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 65737

• Home prices YoY: -0.9%
• Active inventory: 341
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,900 medium
• Mortgage (P&I): −$2,831
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$225
• HOA: −$165
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $415

Break-even live

Break-even rent $4,375

Max offer price $539,900

Occupancy floor 87%

Sensitivity live

Price	-10% $721	-5% $568	+0% $415	+5% $262	+10% $109
Rent	-10% $28	-5% $222	+0% $415	+5% $609	+10% $802
Rate	-1.0pp $687	-0.5pp $552	base $415	+0.5pp $275	+1.0pp $133

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: $134,975
• Closing costs: $16,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5558 State Highway 265 Unit 5BR Branson, MO	5.0	2.0	3500	$4,900	$1.40	44d	1	1.33mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: gaslandscapingsecurity

Listing history 32 events

1. 2026-06-19
   days on market $539,900 Active 12 DOM
2. 2026-06-18
   days on market $539,900 Active 11 DOM
3. 2026-06-17
   days on market $539,900 Active 10 DOM
4. 2026-06-16
   days on market $539,900 Active 9 DOM
5. 2026-06-15
   days on market $539,900 Active 8 DOM
6. 2026-06-14
   days on market $539,900 Active 6 DOM
7. 2026-06-12
   days on market $539,900 Active 5 DOM
8. 2026-06-09
   days on market $539,900 Active 2 DOM
9. 2026-06-07
   days on marketlisting id $539,900 Active 1 DOM
10. 2026-06-05
    days on market $539,900 Active 391 DOM
11. 2026-06-03
    days on market $539,900 Active 390 DOM
12. 2026-06-02
    days on market $539,900 Active 389 DOM
13. 2026-06-01
    days on market $539,900 Active 388 DOM
14. 2026-05-31
    days on market $539,900 Active 387 DOM
15. 2026-05-30
    days on market $539,900 Active 386 DOM
16. 2026-05-19
    status Active
17. 2026-04-07
    historical Active Under Contract
18. 2025-11-03
    price $539,900
19. 2025-08-09
    price $549,900
20. 2025-07-02
    price $565,000
21. 2025-05-09
    listed $574,900 Active
22. 2024-10-19
    listed $574,900 Active
23. 2024-01-09
    soldstatus
24. 2024-01-08
    soldstatus Closed 1254-char remark

    Show marketing remark (1254 chars)

    Magnificent home in the prestigious gated golf community of Stonebridge Village. Situated on a corner lot, next to the 2nd tee, with plenty of trees offering shade & privacy, & a wet weather creek. The Owners have added beautiful landscaping & hardscaping giving this home marvelous curb appeal. Inside you will find a timelessly elegant home that has been lovingly maintained. Hardwood flooring, custom kitchen cabinets, a cozy gas fireplace, granite counters, tile backsplash, High ceilings & an open floor plan. The main level features a spacious master bedroom/master bath, kitchen, laundry, formal living room, dining area & 2 additional bedrooms. The lower level has a huge family room with a 2nd fireplace & a LARGE wet bar with a mini-fridge, 2 more bedrooms, a full bath, & a hobby/workshop/storage room. Two covered decks & a 3 car oversized garage with plenty of shelving & storage make this the perfect place to call home! Owners have made numerous updates & improvements in the past couple years, including lighting fixture, appliance upgrades, concrete patio, sidewalk, retaining walls, driveway extension, & more! The complete list of improvements is in the documents section.

25. 2023-10-29
    status Pending 1254-char remark

    Show marketing remark (1254 chars)

    Magnificent home in the prestigious gated golf community of Stonebridge Village. Situated on a corner lot, next to the 2nd tee, with plenty of trees offering shade & privacy, & a wet weather creek. The Owners have added beautiful landscaping & hardscaping giving this home marvelous curb appeal. Inside you will find a timelessly elegant home that has been lovingly maintained. Hardwood flooring, custom kitchen cabinets, a cozy gas fireplace, granite counters, tile backsplash, High ceilings & an open floor plan. The main level features a spacious master bedroom/master bath, kitchen, laundry, formal living room, dining area & 2 additional bedrooms. The lower level has a huge family room with a 2nd fireplace & a LARGE wet bar with a mini-fridge, 2 more bedrooms, a full bath, & a hobby/workshop/storage room. Two covered decks & a 3 car oversized garage with plenty of shelving & storage make this the perfect place to call home! Owners have made numerous updates & improvements in the past couple years, including lighting fixture, appliance upgrades, concrete patio, sidewalk, retaining walls, driveway extension, & more! The complete list of improvements is in the documents section.

26. 2023-10-24
    price $524,900 1254-char remark

    Show marketing remark (1254 chars)

    Magnificent home in the prestigious gated golf community of Stonebridge Village. Situated on a corner lot, next to the 2nd tee, with plenty of trees offering shade & privacy, & a wet weather creek. The Owners have added beautiful landscaping & hardscaping giving this home marvelous curb appeal. Inside you will find a timelessly elegant home that has been lovingly maintained. Hardwood flooring, custom kitchen cabinets, a cozy gas fireplace, granite counters, tile backsplash, High ceilings & an open floor plan. The main level features a spacious master bedroom/master bath, kitchen, laundry, formal living room, dining area & 2 additional bedrooms. The lower level has a huge family room with a 2nd fireplace & a LARGE wet bar with a mini-fridge, 2 more bedrooms, a full bath, & a hobby/workshop/storage room. Two covered decks & a 3 car oversized garage with plenty of shelving & storage make this the perfect place to call home! Owners have made numerous updates & improvements in the past couple years, including lighting fixture, appliance upgrades, concrete patio, sidewalk, retaining walls, driveway extension, & more! The complete list of improvements is in the documents section.

27. 2023-09-19
    listed $544,900 Active 1254-char remark

    Show marketing remark (1254 chars)

    Magnificent home in the prestigious gated golf community of Stonebridge Village. Situated on a corner lot, next to the 2nd tee, with plenty of trees offering shade & privacy, & a wet weather creek. The Owners have added beautiful landscaping & hardscaping giving this home marvelous curb appeal. Inside you will find a timelessly elegant home that has been lovingly maintained. Hardwood flooring, custom kitchen cabinets, a cozy gas fireplace, granite counters, tile backsplash, High ceilings & an open floor plan. The main level features a spacious master bedroom/master bath, kitchen, laundry, formal living room, dining area & 2 additional bedrooms. The lower level has a huge family room with a 2nd fireplace & a LARGE wet bar with a mini-fridge, 2 more bedrooms, a full bath, & a hobby/workshop/storage room. Two covered decks & a 3 car oversized garage with plenty of shelving & storage make this the perfect place to call home! Owners have made numerous updates & improvements in the past couple years, including lighting fixture, appliance upgrades, concrete patio, sidewalk, retaining walls, driveway extension, & more! The complete list of improvements is in the documents section.

28. 2021-10-06
    soldstatus
29. 2021-10-01
    soldstatus
30. 2021-07-29
    listed $449,000
31. 2009-11-12
    soldstatus
32. 1996-09-01
    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: $2,816 · $235/mo
• Projected year-2 tax: $5,237 · $436/mo
• Expected delta: +$2,421/yr (+$202/mo · 86.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 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: $58,800
• − Mortgage interest: −$30,243
• − Property taxes: −$2,816
• − Insurance: −$2,700
• − Repairs & maintenance: −$4,704
• − Management: −$4,704
• − HOA: −$1,980
• − Depreciation: −$15,706
• Taxable loss: −$4,052
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $5,954/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

• 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

• City population: 28,460
• Population (ZIP): 8,279

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 5% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -2.17%
• Current HPI: 239.032
• 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

+20.2% since first listed

17 events — show timeline

• 2026-05-19 Relisted — SOMO
• 2026-04-07 Contingent — SOMO
• 2025-11-03 Price Changed $539,900 SOMO
• 2025-08-09 Price Changed $549,900 SOMO
• 2025-07-02 Price Changed $565,000 SOMO
• 2025-05-09 Listed $574,900 SOMO
• 2024-10-19 Listed $574,900 SOMO
• 2024-01-09 Sold (Public Records) — Public Records
• 2024-01-08 Sold (MLS) — SOMO
• 2023-10-29 Pending — SOMO
• 2023-10-24 Price Changed $524,900 SOMO
• 2023-09-19 Listed $544,900 SOMO
• 2021-10-06 Sold (Public Records) — Public Records
• 2021-10-01 Sold (MLS) — SOMO
• 2021-07-29 Listed $449,000 SOMO
• 2009-11-12 Sold (Public Records) — Public Records
• 1996-09-01 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,816 · -0.0% YoY. Source: county tax records.