1209 Ledgestone Cir · Branson, MO 65737

$594,900

6 bd · 3.0 ba · 4,102 sqft · Other · 98 Days on market

Built 2000 0.56 ac lot $145/sqft · at area comps Est $621k · at est. $135/mo HOA · 3% of rent

---

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).

• Cash flow +14.9/30.0
• ARV discount +9.4/15.0
• DSCR +4.5/10.0
• Appreciation +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your next favorite place to call home -- and honestly, your friends might never leave. This charming six-bedroom, three-bathroom beauty is ready to steal your heart with contemporary finishes that strike the perfect balance between modern sophistication and cozy comfort. With double living rooms, you will never have to argue over the remote again -- well, maybe just a little less. Soaring ceilings flood the space with abundant natural light, making every room feel open, airy, and downright inviting. No need to update - it's all been done! New HVAC unit, furnace, water softener, and washer/dryer. Step outside and enjoy two covered decks and screened-in patio, where entertaining becomes second nature. Whether you are grilling burgers on a Saturday afternoon or sipping coffee while watching the sunset, this outdoor space delivers the good vibes all year long. You can even keep on an eye on the ball with your own view of Ledgestone Golf Course and hop on the golf cart - you're just 60 seconds away from the clubhouse. Now let us talk about the neighborhood, because this premiere gated community is no slouch. We are talking an outdoor pool, courts, a clubhouse, a restaurant, playgrounds, pavilions, walking trails, sand volleyball, and a championship golf course. Basically, you might forget you even have a house because you will be too busy enjoying everything outside your front door. And for the adventure seekers out there, Table Rock Lake is calling your name. Indian Point Marina and State Park Marina are just a short drive away, putting boating, fishing, and lake life within easy reach.

Key facts

• Outdoor pool
• Double living rooms
• Table rock lake

Tags

• DOUBLE LIVING ROOMS
• COVERED PATIO
• OUTDOOR POOL
• CHAMPIONSHIP GOLF COURSE
• WALKING TRAILS
• TABLE ROCK LAKE

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $595k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 (17.6% below list).
• Recommended offer: $490k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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 $13k 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

• It's been on market 98 days — a 9% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $40k (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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $490,000 (17.6% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 18% 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. 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. 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?
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 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: 0.82% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $621,377
• List price: $594,900
• Delta: -3.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.61×
• Total profit: $-65,007
• Equity at exit: $110,829

10-year hold

• IRR: -1.9%
• Equity multiple: 0.85×
• Total profit: $-25,076
• Equity at exit: $90,262

Cash invested: $166,572 (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: 10.1×

Monthly cashflow live

• Estimated rent: $4,900 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$199 /mo · $2,392/yr
• Insurance: −$248
• HOA: −$135
• Vacancy / Maint / Mgmt: −$1,029
• Net cashflow: $169

Break-even live

Break-even rent $4,686

Max offer price $594,900

Occupancy floor 92%

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: $148,725
• Closing costs: $17,847
• 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	43d	1	1.46mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 35 events

1. 2026-06-19
   pricedays on market $594,900 Active 98 DOM
2. 2026-06-18
   days on market $599,900 Active 97 DOM
3. 2026-06-17
   days on market $599,900 Active 96 DOM
4. 2026-06-16
   days on market $599,900 Active 95 DOM
5. 2026-06-15
   days on market $599,900 Active 94 DOM
6. 2026-06-14
   days on market $599,900 Active 92 DOM
7. 2026-06-12
   days on market $599,900 Active 91 DOM
8. 2026-06-09
   days on market $599,900 Active 88 DOM
9. 2026-06-08
   days on market $599,900 Active 87 DOM
10. 2026-06-07
    days on market $599,900 Active 86 DOM
11. 2026-06-05
    days on market $599,900 Active 83 DOM
12. 2026-06-03
    days on market $599,900 Active 82 DOM
13. 2026-06-02
    days on market $599,900 Active 81 DOM
14. 2026-06-01
    days on market $599,900 Active 80 DOM
15. 2026-05-31
    days on market $599,900 Active 79 DOM
16. 2026-05-30
    days on market $599,900 Active 78 DOM
17. 2026-04-20
    price $599,900 1620-char remark

    Show marketing remark (1620 chars)

    Welcome to your next favorite place to call home -- and honestly, your friends might never leave. This charming six-bedroom, three-bathroom beauty is ready to steal your heart with contemporary finishes that strike the perfect balance between modern sophistication and cozy comfort. With double living rooms, you will never have to argue over the remote again -- well, maybe just a little less. Soaring ceilings flood the space with abundant natural light, making every room feel open, airy, and downright inviting. No need to update - it's all been done! New HVAC unit, furnace, water softener, and washer/dryer. Step outside and enjoy two covered decks and screened-in patio, where entertaining becomes second nature. Whether you are grilling burgers on a Saturday afternoon or sipping coffee while watching the sunset, this outdoor space delivers the good vibes all year long. You can even keep on an eye on the ball with your own view of Ledgestone Golf Course and hop on the golf cart - you're just 60 seconds away from the clubhouse. Now let us talk about the neighborhood, because this premiere gated community is no slouch. We are talking an outdoor pool, courts, a clubhouse, a restaurant, playgrounds, pavilions, walking trails, sand volleyball, and a championship golf course. Basically, you might forget you even have a house because you will be too busy enjoying everything outside your front door. And for the adventure seekers out there, Table Rock Lake is calling your name. Indian Point Marina and State Park Marina are just a short drive away, putting boating, fishing, and lake life within easy reach.

18. 2026-03-13
    listed $635,000 Active 1620-char remark

    Show marketing remark (1620 chars)

    Welcome to your next favorite place to call home -- and honestly, your friends might never leave. This charming six-bedroom, three-bathroom beauty is ready to steal your heart with contemporary finishes that strike the perfect balance between modern sophistication and cozy comfort. With double living rooms, you will never have to argue over the remote again -- well, maybe just a little less. Soaring ceilings flood the space with abundant natural light, making every room feel open, airy, and downright inviting. No need to update - it's all been done! New HVAC unit, furnace, water softener, and washer/dryer. Step outside and enjoy two covered decks and screened-in patio, where entertaining becomes second nature. Whether you are grilling burgers on a Saturday afternoon or sipping coffee while watching the sunset, this outdoor space delivers the good vibes all year long. You can even keep on an eye on the ball with your own view of Ledgestone Golf Course and hop on the golf cart - you're just 60 seconds away from the clubhouse. Now let us talk about the neighborhood, because this premiere gated community is no slouch. We are talking an outdoor pool, courts, a clubhouse, a restaurant, playgrounds, pavilions, walking trails, sand volleyball, and a championship golf course. Basically, you might forget you even have a house because you will be too busy enjoying everything outside your front door. And for the adventure seekers out there, Table Rock Lake is calling your name. Indian Point Marina and State Park Marina are just a short drive away, putting boating, fishing, and lake life within easy reach.

19. 2022-11-04
    soldstatus Closed
20. 2022-10-08
    status Pending
21. 2022-09-13
    status Active
22. 2022-09-13
    price $485,000
23. 2022-09-09
    status Pending
24. 2022-08-25
    listed $495,000 Active
25. 2019-05-10
    soldstatus
26. 2019-05-10
    soldstatus
27. 2019-03-25
    listed $349,900
28. 2016-04-19
    soldstatus
29. 2016-04-18
    soldstatus
30. 2016-02-26
    listed $269,000
31. 2016-02-11
    soldstatus
32. 2016-02-09
    soldstatus
33. 2016-01-17
    listed $240,000
34. 2013-03-15
    listed $369,000
35. 2011-11-03
    listed $434,000

ⓘ 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: $2,392 · $199/mo
• Projected year-2 tax: $5,771 · $481/mo
• Expected delta: +$3,379/yr (+$282/mo · 141.3%)

ⓘ 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 · 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: $58,800
• − Mortgage interest: −$33,324
• − Property taxes: −$2,392
• − Insurance: −$2,974
• − Repairs & maintenance: −$4,704
• − Management: −$4,704
• − HOA: −$1,620
• − Depreciation: −$17,306
• Taxable loss: −$8,224
• Est. tax savings @ 24.0%: +$1,974
• After-tax cash flow: $4,003/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

+38.2% since first listed

19 events — show timeline

• 2026-04-20 Price Changed $599,900 SOMO
• 2026-03-13 Listed $635,000 SOMO
• 2022-11-04 Sold (MLS) — SOMO
• 2022-10-08 Pending — SOMO
• 2022-09-13 Relisted — SOMO
• 2022-09-13 Price Changed $485,000 SOMO
• 2022-09-09 Pending — SOMO
• 2022-08-25 Listed $495,000 SOMO
• 2019-05-10 Sold (Public Records) — Public Records
• 2019-05-10 Sold (MLS) — SOMO
• 2019-03-25 Listed $349,900 SOMO
• 2016-04-19 Sold (Public Records) — Public Records
• 2016-04-18 Sold (MLS) — SOMO
• 2016-02-26 Listed $269,000 SOMO
• 2016-02-11 Sold (MLS) — SOMO
• 2016-02-09 Sold (Public Records) — Public Records
• 2016-01-17 Listed $240,000 SOMO
• 2013-03-15 Listed $369,000 SOMO
• 2011-11-03 Listed $434,000 SOMO

Property tax history

+1.6%/yr

Latest (2025): $2,392 · -0.0% YoY. Source: county tax records.