None · Branson, MO 65616

$1,895,000

40 bd · 0.0 ba · — sqft · MultiFamily · 86 Days on market

Built 1985 Average condition 1.26 ac lot ↓ 4% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 20 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Revenue row! Oak Knoll Apartments is a 20-unit complex zoned High-Density Residential, featuring a mix of 2-bedroom, 1-bath units. Built between 1985 and 1994, this established community offers great floor plans that appeal to long-term tenants, as well as ample parking for residents and guests. The community is well-kept and supports easy day-to-day living. Just minutes from Walmart, Branson Hills Shopping Center, medical services, and major highways, this location consistently attracts strong rental demand. With a uniform layout and an established footprint, this apartment complex comes ready to perform without reinventing the wheel. Whether you're adding it to an existing portfolio or stepping into multifamily for the first time, Oak Knoll is built for simplicity and long-term income. Schedule your private showing today.

Key facts

• 1.26 acre lot
• Built 1985
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 20 × 2-bed/1-bath units multifamily listed at $1.90M. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $7k ($84k/yr) — positive. Per door: $351/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.90M).
• Recommended offer: $1.78M (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 331 units permitted in Taney County in 2024 (50 in 5+ unit buildings).
• At $25,461/mo this rent would consume 505% of the median local household income ($60k/yr) (locally 1065% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $57k 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 $531k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($1.78M) is reasonable based on typical stale-listing flexibility.

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 $1,781,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.34% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $279,090
• List price: $1,895,000
• Delta: 578.99%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $137,751
• Equity at exit: $282,551

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $686,612
• Equity at exit: $163,845

Cash invested: $530,600 (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: 124.0×

Monthly cashflow live

• Estimated rent: $25,461 high
• Mortgage (P&I): −$9,938
• Tax est. 1.5%: −$2,369 /mo · $28,425/yr
• Insurance: −$790
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,347
• Net cashflow: $7,018

Break-even live

Break-even rent $16,577

Max offer price $1,895,000

Occupancy floor 67%

Sensitivity live

Price	-10% $8,328	-5% $7,673	+0% $7,018	+5% $6,363	+10% $5,709
Rent	-10% $5,007	-5% $6,013	+0% $7,018	+5% $8,024	+10% $9,030
Rate	-1.0pp $7,973	-0.5pp $7,500	base $7,018	+0.5pp $6,527	+1.0pp $6,028

20-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 20× units	2	1	$25,460
Total (20 units)			$25,461

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: $473,750
• Closing costs: $56,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $1,895,000 Active 86 DOM
2. 2026-06-19
   days on market $1,895,000 Active 84 DOM
3. 2026-06-18
   days on market $1,895,000 Active 83 DOM
4. 2026-06-17
   days on market $1,895,000 Active 82 DOM
5. 2026-06-16
   days on market $1,895,000 Active 81 DOM
6. 2026-06-15
   days on market $1,895,000 Active 80 DOM
7. 2026-06-14
   days on market $1,895,000 Active 78 DOM
8. 2026-06-12
   pricedays on market $1,895,000 Active 77 DOM
9. 2026-06-09
   days on market $1,975,000 Active 74 DOM
10. 2026-06-08
    days on market $1,975,000 Active 73 DOM
11. 2026-06-07
    days on market $1,975,000 Active 72 DOM
12. 2026-06-03
    days on market $1,975,000 Active 68 DOM
13. 2026-06-02
    days on market $1,975,000 Active 67 DOM
14. 2026-06-01
    days on market $1,975,000 Active 66 DOM
15. 2026-05-31
    days on market $1,975,000 Active 65 DOM
16. 2026-05-30
    days on market $1,975,000 Active 64 DOM
17. 2026-04-14
    price $2,250,000 835-char remark

    Show marketing remark (835 chars)

    Revenue row! Oak Knoll Apartments is a 20-unit complex zoned High-Density Residential, featuring a mix of 2-bedroom, 1-bath units. Built between 1985 and 1994, this established community offers great floor plans that appeal to long-term tenants, as well as ample parking for residents and guests. The community is well-kept and supports easy day-to-day living. Just minutes from Walmart, Branson Hills Shopping Center, medical services, and major highways, this location consistently attracts strong rental demand. With a uniform layout and an established footprint, this apartment complex comes ready to perform without reinventing the wheel. Whether you're adding it to an existing portfolio or stepping into multifamily for the first time, Oak Knoll is built for simplicity and long-term income. Schedule your private showing today.

18. 2026-03-27
    listed $2,350,000 Active 835-char remark

    Show marketing remark (835 chars)

    Revenue row! Oak Knoll Apartments is a 20-unit complex zoned High-Density Residential, featuring a mix of 2-bedroom, 1-bath units. Built between 1985 and 1994, this established community offers great floor plans that appeal to long-term tenants, as well as ample parking for residents and guests. The community is well-kept and supports easy day-to-day living. Just minutes from Walmart, Branson Hills Shopping Center, medical services, and major highways, this location consistently attracts strong rental demand. With a uniform layout and an established footprint, this apartment complex comes ready to perform without reinventing the wheel. Whether you're adding it to an existing portfolio or stepping into multifamily for the first time, Oak Knoll is built for simplicity and long-term income. Schedule your private showing today.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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: $305,532
• − Mortgage interest: −$106,149
• − Property taxes: −$28,425
• − Insurance: −$9,475
• − Repairs & maintenance: −$24,443
• − Management: −$24,443
• − Depreciation: −$55,127
• Taxable income: $57,470
• Est. tax owed @ 24.0%: −$13,793
• After-tax cash flow: $70,426/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

This 20-unit apartment complex requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and interior, sealing the roof, and refinishing the floors would significantly enhance its curb appeal and value.

Repairs flagged

• Moderate roof shingles — Worn but not damaged
• Moderate exterior siding — Shows some wear
• Moderate hardwood floors — Worn
• Moderate interior paint — Faded

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Seal and reseal roof shingles — Improves structural integrity and appearance
• Both Refinish hardwood floors — Enhances interior aesthetics and value
• Both Paint interior walls — Enhances interior aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof shingles · Worn but not damaged	Moderate	$3,000–15,000
exterior siding · Shows some wear	Moderate	$3,000–15,000
hardwood floors · Worn	Moderate	$3,000–15,000
interior paint · Faded	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Seal and reseal roof shingles — Improves structural integrity and appearance ↑
• Both Refinish hardwood floors — Enhances interior aesthetics and value ↑
• Both Paint interior walls — Enhances interior aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-4.3% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $2,250,000 SOMO
• 2026-03-27 Listed $2,350,000 SOMO