3430 Us Highway 160 · Branson, MO 65771

$500,000

4 bd · 1.0 ba · 2,684 sqft · Other public records · 40 Days on market

Built 2008 2.00 ac lot $186/sqft · at area comps Est $479k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +5.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

This unique offering was the builder's ''dream home. '' From the warm hued hardwood floors, to the granite embellished custom cabinetry, this home whispers quality throughout. The designer was meticulous with a comfortable study/den bathed in sunlight perfect for the home office. A split floor plan insures privacy with the master suite on one side and the 3 bedrooms with 2 baths on the other. For those that don't do stairs no worries, this floor plan is one level with no stairs. .Enjoy the scenic Ozark's vistas from your 2 acre tract that is just a short 10 minute drive to Branson's shopping and entertainment. Like to fish? 3 top rated fishing lakes are a short drive and with a 3 car garage, storing a boat is not a problem.

Key facts

• Huge chefs kitchen
• Granite countertops
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SOARING VAULTED CEILINGS
• WOOD BURNING STOVE
• HUGE CHEFS KITCHEN
• GRANITE COUNTERTOPS
• HIGH QUALITY FIXTURES

Property features AI

Exterior

• Parking: Three-car garage; Driveway; Garage faces front
• Utilities: Private water source; Septic tank
• Home design: Single-family residence; One level; Residential property
• Construction: Stone exterior; Brick/mortar foundation; Composition roof; Built on 1 level
• Exterior features: Deck; Rain gutters

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Insulated double-pane windows; Electric and wood-burning fireplaces; Rain gutters
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $500k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (38.2% below list).
• Recommended offer: $309k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.6% 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.
• Zoned schools: Buchanan Elementary (math 62% / reading 67%, grade B, #70 of 1,115 statewide, top 8%, 594 students, 54% FRL); Branson Jr. High (math 48% / reading 49%, grade C-, #81 of 391 statewide, top 21%, 724 students, 51% FRL); Branson High (math 42% / reading 56%, grade D, #145 of 521 statewide, top 28%, 1,423 students, 46% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $50k appreciation (10.0% local appreciation)).
• Taney County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$86k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $309,229 (38.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.62% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 13.5

CMA / ARV

• ARV (median comp): $479,182
• List price: $500,000
• Delta: 4.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $235,814
• Equity at exit: $450,440

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $722,509
• Equity at exit: $971,390

Cash invested: $140,000 (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 65771

• Active inventory: 25
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $3,092 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-570

Break-even live

Break-even rent $3,813

Max offer price $399,389

Occupancy floor —

Sensitivity live

Price	-10% $-286	-5% $-428	+0% $-570	+5% $-711	+10% $-853
Rent	-10% $-814	-5% $-692	+0% $-570	+5% $-447	+10% $-325
Rate	-1.0pp $-318	-0.5pp $-442	base $-570	+0.5pp $-699	+1.0pp $-831

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 Emory Creek Blvd Branson, MO	4.0	3.0	3636	$3,000	$0.83	45d	1	0.89mi
370 Southwoods Way Branson, MO	3.0	2.0	2600	$3,200	$1.23	25d	1	1.37mi

Listing history 22 events

1. 2026-06-21
   days on market $500,000 Active 40 DOM
2. 2026-06-19
   days on market $500,000 Active 38 DOM
3. 2026-06-18
   days on market $500,000 Active 37 DOM
4. 2026-06-17
   days on market $500,000 Active 36 DOM
5. 2026-06-16
   days on market $500,000 Active 35 DOM
6. 2026-06-15
   days on market $500,000 Active 34 DOM
7. 2026-06-14
   days on market $500,000 Active 32 DOM
8. 2026-06-12
   days on market $500,000 Active 31 DOM
9. 2026-06-09
   days on market $500,000 Active 28 DOM
10. 2026-06-08
    days on market $500,000 Active 27 DOM
11. 2026-06-07
    days on market $500,000 Active 26 DOM
12. 2026-06-03
    days on market $500,000 Active 22 DOM
13. 2026-06-02
    days on market $500,000 Active 21 DOM
14. 2026-06-01
    days on market $500,000 Active 20 DOM
15. 2026-05-31
    days on market $500,000 Active 19 DOM
16. 2026-05-30
    days on market $500,000 Active 18 DOM
17. 2026-05-12
    listed $500,000 Active 870-char remark
18. 2017-07-17
    soldstatus
19. 2017-07-13
    soldstatus 733-char remark

    Show marketing remark (733 chars)

    This unique offering was the builder's ''dream home. '' From the warm hued hardwood floors, to the granite embellished custom cabinetry, this home whispers quality throughout. The designer was meticulous with a comfortable study/den bathed in sunlight perfect for the home office. A split floor plan insures privacy with the master suite on one side and the 3 bedrooms with 2 baths on the other. For those that don't do stairs no worries, this floor plan is one level with no stairs. .Enjoy the scenic Ozark's vistas from your 2 acre tract that is just a short 10 minute drive to Branson's shopping and entertainment. Like to fish? 3 top rated fishing lakes are a short drive and with a 3 car garage, storing a boat is not a problem.

20. 2017-02-08
    listed $326,900 733-char remark

    Show marketing remark (733 chars)

    This unique offering was the builder's ''dream home. '' From the warm hued hardwood floors, to the granite embellished custom cabinetry, this home whispers quality throughout. The designer was meticulous with a comfortable study/den bathed in sunlight perfect for the home office. A split floor plan insures privacy with the master suite on one side and the 3 bedrooms with 2 baths on the other. For those that don't do stairs no worries, this floor plan is one level with no stairs. .Enjoy the scenic Ozark's vistas from your 2 acre tract that is just a short 10 minute drive to Branson's shopping and entertainment. Like to fish? 3 top rated fishing lakes are a short drive and with a 3 car garage, storing a boat is not a problem.

21. 2011-07-26
    soldstatus
22. 2006-04-13
    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: $2,185 · $182/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$2,665/yr (+$222/mo · 122.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,107
• − Mortgage interest: −$28,008
• − Property taxes: −$2,185
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,969
• − Management: −$2,969
• − Depreciation: −$14,545
• Taxable loss: −$16,068
• Est. tax savings @ 24.0%: +$3,856
• After-tax cash flow: $-2,978/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

• City population: 28,460
• Population (ZIP): 1,458

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 7% Italian 5% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 71.19%
• Current HPI: 239.09
• 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

+53.0% since first listed

6 events — show timeline

• 2026-05-12 Listed $500,000 SOMO
• 2017-07-17 Sold (Public Records) — Public Records
• 2017-07-13 Sold (MLS) — SOMO
• 2017-02-08 Listed $326,900 SOMO
• 2011-07-26 Sold (Public Records) — Public Records
• 2006-04-13 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $2,185 · -9.2% YoY. Source: county tax records.