Branson, MO Cap Rate: 4.76% — Rental Property Analysis
Branson is a budget-friendly market in the Midwest with a small but investable metro of 50,000. At a 4.76% estimated cap rate, this is a moderate market where rents of $1,480/mo lag behind home prices. With a median home price of $245,000 and population is roughly stable, Branson offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Moderate — source deals carefully
Based on $245,000 median price and $1,480/mo median rent
Est. Cap Rate
4.76%
1% Rule
0.60%
Fails
GRM
13.8x
Price / Income
5.1x
Market Data
Median Home Price$245,000
Median Monthly Rent$1,480
Property Tax Rate1.25%
Population50,000
Population Growth0.5% / yr
Median Household Income$48,140
Vacancy Rate6%
Annual Appreciation2.5%
2026 Market Update: Branson
Branson's 0.6% rent-to-price ratio is well below the 1% rule. At median prices of $245,000, the $1,480/mo rent produces only $973/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($49K at 7%) would result in approximately $-330/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 13.8x gross rent multiplier and 6% vacancy rate position Branson as a value-oriented market. With annual appreciation at 2.5%, total returns (cash flow + equity growth) run approximately 7.3% before financing leverage.
Cap Rate Calculator — Branson
Pre-filled with Branson medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
1.25% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
3.86%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$9,458
net operating income
Gross Rent Multiplier
13.8x
Good (<15)
1% Rule
0.60%
✗ Fails
Monthly Cash Flow
$788
before debt service
Annual Breakdown
Gross Rental Income$17,760
Less Vacancy−$1,066
Effective Income$16,694
Less Operating Expenses−$7,236
Net Operating Income$9,458
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Factor in financing to see your actual return on invested capital in Branson.
$
$61,250
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-5.95%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$68,600
$61,250 down + $7,350 closing
Monthly Mortgage
$1,198
on $184K loan
Monthly Cash Flow
$-340
after all expenses
Annual Cash Flow
$-4,079
before taxes
Cash Flow Breakdown
Monthly Rent$1,480
Less Expenses−$622
Less Mortgage−$1,198
Monthly Cash Flow$-340
Is Branson a Good Place to Invest in Rental Property?
Branson, MO has a population of 50,000 and has been growing at 0.5% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $245,000 paired with median rents of $1,480/mo produces an estimated cap rate of 4.76%.
Property taxes at 1.25% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 5.1x, homes cost about 5.1 times the local median income of $48,140. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.5% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Branson presents moderate opportunities. Cap rates near 4.76% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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