504 W Maddux St · Branson, MO 65616

$105,000

2 bd · 1.0 ba · 788 sqft · Other · 196 Days on market

Built 1930 3,920 sqft lot $133/sqft · 42% below area Est $180k · 42% under ↓ 5% since listing

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

* * * INVESTOR SPECIAL * * * This cute little 2 bedroom/1 bathroom bungalow is located in downtown Branson, MO. Just steps away from all the downtown shops and restaurants and a short stroll to the Branson Landing! This gem sports a newer metal roof and the zoning allows for use as a short-term rental provided you outift it with the proper safety equipment and get city approval. This property would also make a great home, vacation home, or mid-term or long-term rental! The home will need a fair amount of renovation so this is by no means move-in ready. Be ready to invest some additional funds to bring your vision to life here! Price is Firm!

Key facts

• Short term rental
• Newer metal roof
• Downtown branson

Tags

• NEWER METAL ROOF
• SHORT TERM RENTAL
• DOWNTOWN BRANSON
• STEPS AWAY FROM SHOPS
• STROLL TO BRANSON LANDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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; 3 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.84%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $179,794
• List price: $105,000
• Delta: -41.60%
• 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: 9.2%
• Equity multiple: 1.36×
• Total profit: $10,642
• Equity at exit: $15,656

10-year hold

• IRR: 18.3%
• Equity multiple: 2.51×
• Total profit: $44,380
• 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: 6.5×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $437

Break-even live

Break-even rent $787

Max offer price $105,000

Occupancy floor 62%

Sensitivity live

Price	-10% $496	-5% $467	+0% $437	+5% $407	+10% $378
Rent	-10% $331	-5% $384	+0% $437	+5% $490	+10% $543
Rate	-1.0pp $490	-0.5pp $464	base $437	+0.5pp $410	+1.0pp $382

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 W Pacific St Branson, MO	2.0	1.0	1122	$1,495	$1.33	45d	1	0.23mi
174 Church St Unit 08 Hollister, MO	1.0	1.0	650	$695	$1.07	45d	1	1.08mi
404 Neihardt Ave Branson, MO	2.0	1.5	850	$895	$1.05	45d	1	1.37mi

Listing history 20 events

1. 2026-06-21
   days on market $105,000 Active 196 DOM
2. 2026-06-19
   days on market $105,000 Active 194 DOM
3. 2026-06-18
   days on market $105,000 Active 193 DOM
4. 2026-06-17
   days on market $105,000 Active 192 DOM
5. 2026-06-16
   days on market $105,000 Active 191 DOM
6. 2026-06-15
   days on market $105,000 Active 190 DOM
7. 2026-06-14
   days on market $105,000 Active 188 DOM
8. 2026-06-12
   days on market $105,000 Active 187 DOM
9. 2026-06-09
   days on market $105,000 Active 184 DOM
10. 2026-06-08
    days on market $105,000 Active 183 DOM
11. 2026-06-07
    days on market $105,000 Active 182 DOM
12. 2026-06-03
    days on market $105,000 Active 178 DOM
13. 2026-06-02
    days on market $105,000 Active 177 DOM
14. 2026-06-01
    days on market $105,000 Active 176 DOM
15. 2026-05-31
    days on market $105,000 Active 175 DOM
16. 2026-05-30
    days on market $105,000 Active 174 DOM
17. 2026-05-11
    price $105,000 660-char remark

    Show marketing remark (660 chars)

    * * * INVESTOR SPECIAL * * * This cute little 2 bedroom/1 bathroom bungalow is located in downtown Branson, MO. Just steps away from all the downtown shops and restaurants and a short stroll to the Branson Landing! This gem sports a newer metal roof and the zoning allows for use as a short-term rental provided you outift it with the proper safety equipment and get city approval. This property would also make a great home, vacation home, or mid-term or long-term rental! The home will need a fair amount of renovation so this is by no means move-in ready. Be ready to invest some additional funds to bring your vision to life here! Price is Firm!

18. 2025-12-08
    listed $110,000 Active 660-char remark

    Show marketing remark (660 chars)

    * * * INVESTOR SPECIAL * * * This cute little 2 bedroom/1 bathroom bungalow is located in downtown Branson, MO. Just steps away from all the downtown shops and restaurants and a short stroll to the Branson Landing! This gem sports a newer metal roof and the zoning allows for use as a short-term rental provided you outift it with the proper safety equipment and get city approval. This property would also make a great home, vacation home, or mid-term or long-term rental! The home will need a fair amount of renovation so this is by no means move-in ready. Be ready to invest some additional funds to bring your vision to life here! Price is Firm!

19. 2005-03-26
    soldstatus
20. 1992-07-08
    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: $325 · $27/mo
• Projected year-2 tax: $1,018 · $85/mo
• Expected delta: +$693/yr (+$58/mo · 213.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,079
• − Mortgage interest: −$5,882
• − Property taxes: −$325
• − Insurance: −$525
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,055
• Taxable income: $3,720
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $4,352/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

-4.5% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $105,000 SOMO
• 2025-12-08 Listed $110,000 SOMO
• 2005-03-26 Sold (Public Records) — Public Records
• 1992-07-08 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $325 · -6.7% YoY. Source: county tax records.