185 Monarch Ln · Branson, MO 65616

$94,000

1 bd · 1.0 ba · 655 sqft · Other · 99 Days on market

Built 1993 2,614 sqft lot $144/sqft · at area comps Est $99k · at est. $70/mo HOA · 7% of rent ↓ 33% since listing

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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 +19.1/30.0
• ARV discount +9.7/15.0
• 1% rule +6.0/10.0
• DSCR +6.0/10.0
• 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

Charming 1 bedroom, 1 bathroom home located on the eastern outskirts of Branson, MO, offering a peaceful setting with convenient access to town. A fisherman's dream, this property sits within easy driving distance of three premier lakes--Lake Taneycomo (5.7 miles to boat ramp), Bull Shoals Lake (10 mi to ramp), and Table Rock Lake (14 mi to ramp)--providing endless opportunities for fishing and water recreation. The home features two comfortable living areas, a covered front porch perfect for relaxing, and beautifully maintained landscaping that blooms throughout the seasons. A spacious utility room doubles as a closet off the bedroom. A 10' x 20' carport and 10' x 10' storage shed are included, offering convenient parking and additional storage. Everyday conveniences like shopping, dining, and fuel are just minutes away at the Cross Creek Center near T Highway, and Holiday Hills Golf Course is less than five minutes away for those who enjoy time on the greens. A great opportunity for a full-time residence, weekend getaway, or investment property in the heart of the Ozarks.

Key facts

• Three premier lakes
• Covered front porch
• Carport

Tags

• THREE PREMIER LAKES
• COVERED FRONT PORCH
• SPACIOUS UTILITY ROOM
• CARPORT
• STORAGE SHED
• HOLIDAY HILLS GOLF COURSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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); 1048 active listings in the ZIP; 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 $650 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 99 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $6k (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 $85,540 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.10% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.6

CMA / ARV

• ARV (median comp): $98,900
• List price: $94,000
• Delta: -4.95%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-8,961
• Equity at exit: $14,016

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $142
• Equity at exit: $8,127

Cash invested: $26,320 (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: 1048
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$70
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $99

Break-even live

Break-even rent $911

Max offer price $94,000

Occupancy floor 85%

Sensitivity live

Price	-10% $164	-5% $132	+0% $99	+5% $67	+10% $34
Rent	-10% $17	-5% $58	+0% $99	+5% $140	+10% $181
Rate	-1.0pp $147	-0.5pp $123	base $99	+0.5pp $75	+1.0pp $50

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: waterlandscaping

Listing history 22 events

1. 2026-06-19
   days on market $94,000 Active 99 DOM
2. 2026-06-18
   days on market $94,000 Active 98 DOM
3. 2026-06-17
   days on market $94,000 Active 97 DOM
4. 2026-06-16
   days on market $94,000 Active 96 DOM
5. 2026-06-15
   days on market $94,000 Active 95 DOM
6. 2026-06-14
   days on market $94,000 Active 93 DOM
7. 2026-06-12
   days on market $94,000 Active 92 DOM
8. 2026-06-09
   days on market $94,000 Active 89 DOM
9. 2026-06-08
   days on market $94,000 Active 88 DOM
10. 2026-06-07
    days on market $94,000 Active 87 DOM
11. 2026-06-03
    days on market $94,000 Active 83 DOM
12. 2026-06-02
    days on market $94,000 Active 82 DOM
13. 2026-06-01
    days on market $94,000 Active 81 DOM
14. 2026-05-31
    days on market $94,000 Active 80 DOM
15. 2026-05-30
    days on market $94,000 Active 79 DOM
16. 2026-03-27
    price $94,000 1090-char remark

    Show marketing remark (1090 chars)

    Charming 1 bedroom, 1 bathroom home located on the eastern outskirts of Branson, MO, offering a peaceful setting with convenient access to town. A fisherman's dream, this property sits within easy driving distance of three premier lakes--Lake Taneycomo (5.7 miles to boat ramp), Bull Shoals Lake (10 mi to ramp), and Table Rock Lake (14 mi to ramp)--providing endless opportunities for fishing and water recreation. The home features two comfortable living areas, a covered front porch perfect for relaxing, and beautifully maintained landscaping that blooms throughout the seasons. A spacious utility room doubles as a closet off the bedroom. A 10' x 20' carport and 10' x 10' storage shed are included, offering convenient parking and additional storage. Everyday conveniences like shopping, dining, and fuel are just minutes away at the Cross Creek Center near T Highway, and Holiday Hills Golf Course is less than five minutes away for those who enjoy time on the greens. A great opportunity for a full-time residence, weekend getaway, or investment property in the heart of the Ozarks.

17. 2026-03-12
    listed $99,900 Active 1090-char remark

    Show marketing remark (1090 chars)

    Charming 1 bedroom, 1 bathroom home located on the eastern outskirts of Branson, MO, offering a peaceful setting with convenient access to town. A fisherman's dream, this property sits within easy driving distance of three premier lakes--Lake Taneycomo (5.7 miles to boat ramp), Bull Shoals Lake (10 mi to ramp), and Table Rock Lake (14 mi to ramp)--providing endless opportunities for fishing and water recreation. The home features two comfortable living areas, a covered front porch perfect for relaxing, and beautifully maintained landscaping that blooms throughout the seasons. A spacious utility room doubles as a closet off the bedroom. A 10' x 20' carport and 10' x 10' storage shed are included, offering convenient parking and additional storage. Everyday conveniences like shopping, dining, and fuel are just minutes away at the Cross Creek Center near T Highway, and Holiday Hills Golf Course is less than five minutes away for those who enjoy time on the greens. A great opportunity for a full-time residence, weekend getaway, or investment property in the heart of the Ozarks.

18. 2024-12-02
    listed $140,000 Active
19. 2009-09-18
    soldstatus
20. 2008-11-25
    soldstatus
21. 2005-11-14
    soldstatus
22. 1995-03-29
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $12,437
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$995
• − Management: −$995
• − HOA: −$840
• − Depreciation: −$2,735
• Taxable loss: −$273
• Est. tax savings @ 24.0%: +$65
• After-tax cash flow: $1,256/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

• 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

-32.9% since first listed

7 events — show timeline

• 2026-03-27 Price Changed $94,000 SOMO
• 2026-03-12 Listed $99,900 SOMO
• 2024-12-02 Listed $140,000 SOMO
• 2009-09-18 Sold (Public Records) — Public Records
• 2008-11-25 Sold (Public Records) — Public Records
• 2005-11-14 Sold (Public Records) — Public Records
• 1995-03-29 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $130 · -0.9% YoY. Source: county tax records.