2915 Vineyards Pkwy Bldg 8- Unit 1 · Branson, MO 65616

$199,000

3 bd · 2.0 ba · 1,147 sqft · Condo public records · 214 Days on market

Built 2007 $173/sqft · 10% below area Est $222k · 10% under $265/mo HOA · 15% of rent

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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).

• ARV discount +12.2/15.0
• Cash flow +8.1/30.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Branson Missouri get-a-way and income-producing investment meet right here!Whether you're searching for an unforgettable vacation spot, or a high-performing short-term rental, this beautiful fully-furnished condo unit in the heart of the Branson Ozarks is the perfect combination!Inside you'll find an inviting open layout, stylish finishes, and a warm, modern decor. Three spacious bedrooms, and two well-designed baths are ideal for families and guests, as well as renters seeking the perfect get-away to book. The kitchen boasts stainless steel appliances, and granite countertops, as well as a coffee bar, and perfectly selected gathering table. Just off the kitchen, the laundry room is thoughtfully placed for convenience and multi-tasking. The walkout patio expands the living space outside, offering privacy, a view, and an ideal place to unwind after a full day of fun in the Ozarks. Speaking of a fun day in the Ozarks, this condo is in perfect proximity to just about everything for creating memorable vacations! Enjoy a day with thrilling coaster rides, and festivals at Silver Dollar City, or escape the heat at White Water's slides, pools and plunges. In the evening check out the many shows, and eat dinner, or shop on the Branson Landing. Plan to spend your next day exploring Table Rock Lake, Dogwood Canyon, Top of the Rock, or at one of Johnny Morris's nationally-ranked golf courses! There's so much to do, guests renting it out return for more, and so will you!Whether you keep it all for yourself, or share it with guests from around the world, this condo offers a rare opportunity in one of Branson's most convenient and high-demand locations. Unlike other communities, this location has no booking restrictions, offering you full control over your investment. Furnished, STR-proven, and fully updated! Don't miss your chance to own a property that checks every box - memorable vacations, a proven investment, and fulfilling lifestyle!

Key facts

• Laundry room
• Open layout
• Gathering table

Tags

• OPEN LAYOUT
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COFFEE BAR
• GATHERING TABLE
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (11.7% below list).
• Recommended offer: $164k (17.6% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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.
• Market conditions: Rents rising (+2.9%/yr); 1057 active listings in the ZIP; 9 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).
• This rent runs 35% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 214 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

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 $163,978 (17.6% 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 214 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 9.4

CMA / ARV

• ARV (median comp): $222,282
• List price: $199,000
• Delta: -10.47%
• 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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-44,894
• Equity at exit: $29,672

10-year hold

• IRR: -18.4%
• Equity multiple: 0.01×
• Total profit: $-55,440
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$83
• HOA: −$265
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-198

Break-even live

Break-even rent $2,008

Max offer price $163,978

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-142	+0% $-198	+5% $-255	+10% $-311
Rent	-10% $-337	-5% $-268	+0% $-198	+5% $-129	+10% $-59
Rate	-1.0pp $-98	-0.5pp $-148	base $-198	+0.5pp $-250	+1.0pp $-302

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 Vineyards Pkwy #2 Branson, MO	3.0	2.0	1147	$1,850	$1.61	45d	1	0.14mi
2905 Vineyards Pkwy #5 Branson, MO	3.0	2.0	1147	$1,850	$1.61	45d	1	0.14mi
3515 Arlene St Branson, MO	2.0	2.0	880	$1,025	$1.16	45d	1	0.59mi
325 Majestic Dr Branson, MO	1.0–3.0	1.0–2.0	941	$1,650	$1.75	45d	2	1.24mi
513 Lakewood Rd Branson, MO	3.0	3.0	1487	$1,750	$1.18	45d	1	1.25mi
3245 Falls Pkwy Unit 335 Branson, MO	2.0	2.0	864	$995	$1.15	45d	1	1.47mi
400 Judy St Branson, MO	2.0	1.0	900	$900	$1.00	45d	1	1.49mi
107 Garden Cir #3 Branson, MO	3.0	2.0	1100	$1,075	$0.98	45d	1	1.49mi
400 Judy St #05 Branson, MO	2.0	1.0	900	$800	$0.89	45d	1	1.49mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $199,000 Active 214 DOM
2. 2026-06-19
   days on market $199,000 Active 212 DOM
3. 2026-06-18
   days on market $199,000 Active 211 DOM
4. 2026-06-17
   days on market $199,000 Active 210 DOM
5. 2026-06-16
   days on market $199,000 Active 209 DOM
6. 2026-06-15
   days on market $199,000 Active 208 DOM
7. 2026-06-14
   days on market $199,000 Active 206 DOM
8. 2026-06-12
   days on market $199,000 Active 205 DOM
9. 2026-06-09
   days on market $199,000 Active 202 DOM
10. 2026-06-08
    days on market $199,000 Active 201 DOM
11. 2026-06-07
    pricedays on market $199,000 Active 200 DOM
12. 2026-06-03
    days on market $209,000 Active 196 DOM
13. 2026-06-02
    days on market $209,000 Active 195 DOM
14. 2026-06-01
    days on market $209,000 Active 194 DOM
15. 2026-05-31
    days on market $209,000 Active 193 DOM
16. 2026-05-30
    days on market $209,000 Active 192 DOM
17. 2025-11-20
    listed $209,000 Active 1964-char remark

    Show marketing remark (1964 chars)

    Your Branson Missouri get-a-way and income-producing investment meet right here!Whether you're searching for an unforgettable vacation spot, or a high-performing short-term rental, this beautiful fully-furnished condo unit in the heart of the Branson Ozarks is the perfect combination!Inside you'll find an inviting open layout, stylish finishes, and a warm, modern decor. Three spacious bedrooms, and two well-designed baths are ideal for families and guests, as well as renters seeking the perfect get-away to book. The kitchen boasts stainless steel appliances, and granite countertops, as well as a coffee bar, and perfectly selected gathering table. Just off the kitchen, the laundry room is thoughtfully placed for convenience and multi-tasking. The walkout patio expands the living space outside, offering privacy, a view, and an ideal place to unwind after a full day of fun in the Ozarks. Speaking of a fun day in the Ozarks, this condo is in perfect proximity to just about everything for creating memorable vacations! Enjoy a day with thrilling coaster rides, and festivals at Silver Dollar City, or escape the heat at White Water's slides, pools and plunges. In the evening check out the many shows, and eat dinner, or shop on the Branson Landing. Plan to spend your next day exploring Table Rock Lake, Dogwood Canyon, Top of the Rock, or at one of Johnny Morris's nationally-ranked golf courses! There's so much to do, guests renting it out return for more, and so will you!Whether you keep it all for yourself, or share it with guests from around the world, this condo offers a rare opportunity in one of Branson's most convenient and high-demand locations. Unlike other communities, this location has no booking restrictions, offering you full control over your investment. Furnished, STR-proven, and fully updated! Don't miss your chance to own a property that checks every box - memorable vacations, a proven investment, and fulfilling lifestyle!

18. 2022-11-22
    soldstatus
19. 2022-11-18
    soldstatus Closed 554-char remark

    Show marketing remark (554 chars)

    What a view! You can see so much of Branson and Hwy 76 from atop this mountain. The evening city lights, including Branson's ferris wheel, can be seen from your back patio. This successful and active nightly rental is being sold Turn Key, everything stays! Rare to find 3 bedroom condos in Branson, but this complex has them. Location is ideal with just 4 miles to Silver Dollar City, less than 2 miles to Moonshine Beach and the Table Rock Lake Dam, and only minutes from the very fast-packed 76 Strip -- where all the Branson excitement can be enjoyed.

20. 2022-10-08
    status Pending 554-char remark

    Show marketing remark (554 chars)

    What a view! You can see so much of Branson and Hwy 76 from atop this mountain. The evening city lights, including Branson's ferris wheel, can be seen from your back patio. This successful and active nightly rental is being sold Turn Key, everything stays! Rare to find 3 bedroom condos in Branson, but this complex has them. Location is ideal with just 4 miles to Silver Dollar City, less than 2 miles to Moonshine Beach and the Table Rock Lake Dam, and only minutes from the very fast-packed 76 Strip -- where all the Branson excitement can be enjoyed.

21. 2022-09-27
    price $239,900 554-char remark

    Show marketing remark (554 chars)

    What a view! You can see so much of Branson and Hwy 76 from atop this mountain. The evening city lights, including Branson's ferris wheel, can be seen from your back patio. This successful and active nightly rental is being sold Turn Key, everything stays! Rare to find 3 bedroom condos in Branson, but this complex has them. Location is ideal with just 4 miles to Silver Dollar City, less than 2 miles to Moonshine Beach and the Table Rock Lake Dam, and only minutes from the very fast-packed 76 Strip -- where all the Branson excitement can be enjoyed.

22. 2022-09-07
    listed $255,000 Active 554-char remark

    Show marketing remark (554 chars)

    What a view! You can see so much of Branson and Hwy 76 from atop this mountain. The evening city lights, including Branson's ferris wheel, can be seen from your back patio. This successful and active nightly rental is being sold Turn Key, everything stays! Rare to find 3 bedroom condos in Branson, but this complex has them. Location is ideal with just 4 miles to Silver Dollar City, less than 2 miles to Moonshine Beach and the Table Rock Lake Dam, and only minutes from the very fast-packed 76 Strip -- where all the Branson excitement can be enjoyed.

23. 2021-09-07
    soldstatus
24. 2021-08-31
    soldstatus
25. 2021-08-11
    listed $190,000
26. 2020-08-07
    soldstatus
27. 2020-06-29
    soldstatus
28. 2020-06-26
    soldstatus
29. 2020-05-14
    listed $125,000
30. 2018-09-14
    soldstatus
31. 2018-06-22
    listed $89,900

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $21,083
• − Mortgage interest: −$11,147
• − Property taxes: −$2,337
• − Insurance: −$995
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$3,180
• − Depreciation: −$5,789
• Taxable loss: −$5,738
• Est. tax savings @ 24.0%: +$1,377
• After-tax cash flow: $-1,002/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

+132.5% since first listed

15 events — show timeline

• 2025-11-20 Listed $209,000 SOMO
• 2022-11-22 Sold (Public Records) — Public Records
• 2022-11-18 Sold (MLS) — SOMO
• 2022-10-08 Pending — SOMO
• 2022-09-27 Price Changed $239,900 SOMO
• 2022-09-07 Listed $255,000 SOMO
• 2021-09-07 Sold (Public Records) — Public Records
• 2021-08-31 Sold (MLS) — SOMO
• 2021-08-11 Listed $190,000 SOMO
• 2020-08-07 Sold (Public Records) — Public Records
• 2020-06-29 Sold (Public Records) — Public Records
• 2020-06-26 Sold (MLS) — SOMO
• 2020-05-14 Listed $125,000 SOMO
• 2018-09-14 Sold (MLS) — SOMO
• 2018-06-22 Listed $89,900 SOMO

Property tax history

+16.2%/yr

Latest (2025): $2,337 · +187.1% YoY. Source: county tax records.