Updated Duplex Patio Home in Golf
For Sale
$399,000
185 Eagle Pointe Drive, Branson, MO 65616
DUPLEX - Other - Branson, MO
Property Size2,792 SF
Lot Size0.25 Acres
Price / SF$142.91
Days on Market539
Property Features for 185 Eagle Pointe Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bedroom 4, Bathroom 2, Bathroom 3, Basement, Family Room, Bedroom 2, Bedroom 3, Bedroom 1
Window features
Skylight(s)
Patio and Porch features
Deck, Patio
Interior features
Central Vacuum, Quartz Counters, Vaulted Ceiling(s), Walk-In Closet(s), W/D Hookup, Walk-in Shower
Fireplace
1
Basement
Finished, Full, Concrete, Walk-Out Access
Appliances
Dishwasher, Free-Standing Electric Oven, Ice Maker, Refrigerator, Electric Water Heater, Disposal
Subdivision
Pointe Royale
View
Golf Course
Elementary school
Branson Cedar Ridge
Middle school
Branson
High school
Branson
Directions
FROM HWY 165, TURN INTO POINTE ROYALE. GO THRU THE SECURITY GATE, CONTINUE ON POINTE ROYALE DRIVE; TURN RIGHT ON EAGLE POINTE DR
Standard status
Active
APN
18-6.0-23-001-005-005.020
Size
2,792 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
POINTE ROYALE SECONDRE-PLAT OF TRACT B LT 11 CITY OF BRANSON
Tax Annual Amount
1791
HOA Fee
$2,700 Annually
Legal Description
POINTE ROYALE SECONDRE-PLAT OF TRACT B LT 11 CITY OF BRANSON
Utilities
Sewer type
Public Sewer
Heating system
Central, Forced Air, Heat Pump (Heating), Fireplace(s)
Cooling system
Ceiling Fan(s), Central Air, Heat Pump
Building Details
Year built
1993
Floors in Building
1
Flooring type
Laminate, Tile
Roof type
Composition
Architectural style
Other
Listing Agency:
Pointe Royale Realty LLC
(417) 544-4484
Listed By:
Bruce L Cureton
(417) 544-4484
Added: Feb 27, 2025
Changed: Aug 5
Last Checked: Aug 20 at 2:06PM
MLS# 60287878
Copyright © 2026 Southern Missouri Regional MLS, LLC (SOMO). All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Completely remodeled duplex patio home with an open floor plan, vaulted ceilings, and two skylights designed for natural light. Interior updates include new Carrier HVAC, new plumbing fixtures, new appliances, and new light fixtures. Quartz counters pair with an oversized-window layout, and the home offers a fireplace plus conveniences such as central vacuum, W/D hookup, walk-in shower, and walk-in closet(s). Flooring includes laminate and tile, and the home features patio and deck outdoor space.
Set in Pointe Royale Golf Village, the home has a view of the #1 tee and an easy walk to the clubhouse amenities, including an indoor and outdoor pool, pro shop, restaurant, and workout area, along with trout fishing.
Built in 1993 with a composition roof, the property sits on a 0.25-acre lot and includes 2,792 square feet. Heating and cooling include central forced air, heat pump, and central air, with public sewer service.
Set in Pointe Royale Golf Village, the home has a view of the #1 tee and an easy walk to the clubhouse amenities, including an indoor and outdoor pool, pro shop, restaurant, and workout area, along with trout fishing.
Built in 1993 with a composition roof, the property sits on a 0.25-acre lot and includes 2,792 square feet. Heating and cooling include central forced air, heat pump, and central air, with public sewer service.
Key Highlights
- Completely remodeled with new Carrier HVAC, new plumbing fixtures, new appliances, and new light fixtures
- Open floor plan with vaulted ceilings, two skylights, and oversized windows
- Quartz counters plus fireplace and central vacuum
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$25,354
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.35%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$507,080
$507.1K
Cap Rate 7%
$362,200
$362.2K
Cap Rate 9%
$281,711
$281.7K
Market Conditions
NOI Build-Up for 2,792 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$39.2K $14.04/SF
− Vacancy
−$3.0K −$1.07/SF
EGI
$36.2K $12.97/SF
− OpEx
−$10.9K −$3.89/SF
NOI
$25.4K $9.08/SF
Area
Taney County, MO
Vacancy
7.60%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$507,080
Cap Rate 7%
$362,200
Cap Rate 9%
$281,711
Alternative Uses
Best Use
Multifamily LT 5
$362.2K
$316.9K – $422.6K
NOI $25,354 @ 7.0% cap · market cap 6.35%
Second Best
Apartment 5plus
$322.1K
$281.9K – $375.8K
NOI $22,548 @ 7.0% cap · market cap 5.65%
Theoretical Best
Office A
$545.6K
$477.4K – $636.6K
NOI $38,195 @ 7.0% cap · market cap 9.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
115
Businesses Nearby
Explore this area
Business Placement
Demographics for 65616, MO
27,562
Population
16,419
Households
1.7
Avg Household Size
43
Median Age
30%
College-Educated
90%
High-School Grad
76.5 sq mi
ZIP Area
360
Density / Sq Mi
$60,253
Median Household Income
$29,892
Median Earnings
$975
Median Rent
$243,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Completely remodeled patio home with new HVAC, plumbing fixtures, appliances, and an open layout with vaulted ceilings and skylights.
Where is this duplex located?
The property is located at 185 Eagle Pointe Drive Branson, MO.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Completely remodeled with new Carrier HVAC, new plumbing fixtures, new appliances, and new light fixtures; Open floor plan with vaulted ceilings, two skylights, and oversized windows; Quartz counters plus fireplace and central vacuum
