Updated Duplex with Golf
For Sale
$399,000
185 Eagle Pointe Drive, Branson, MO 65616
Residential, Branson, MO
Property Size2,792 SF
Lot Size0.25 Acres
Price / SF$142.91
Days on Market584
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
Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 3, Bathroom 1, Bathroom 2, Family Room, Basement, Bedroom 4
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
Walk-Out Access, Full, Finished, Concrete
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
Heat Pump (Heating), Forced Air, Central, Fireplace(s)
Cooling system
Central Air, Heat Pump, Ceiling Fan(s)
Amenities
indoor and outdoor pool
pro shop
restaurant
workout area
trout fishing
Building Details
Year built
1993
Floors in Building
1
Flooring type
Tile, Laminate
Roof type
Composition
Architectural style
Other
Listing Agency:
Pointe Royale Realty LLC
(417) 544-4484
Listed By:
Bruce L Cureton
(417) 334-0079
Added: Feb 27, 2025
Changed: Sep 17
Last Checked: Oct 4 at 12:06PM
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.
This 2,792-square-foot duplex on a 0.25-acre lot was built in 1993 and has been completely remodeled. The interior features an open layout, vaulted ceilings, two skylights, oversized windows, quartz countertops, tile and laminate flooring, walk-in closets, and a walk-in shower. A new Carrier HVAC system, plumbing fixtures, light fixtures, and appliances add to the updated finish. The property also includes a fireplace, central air, central vacuum, washer/dryer hookup, deck, and patio.
Set within Pointe Royale Golf Village in Branson, the property overlooks the #1 tee and is within walking distance of the clubhouse. Clubhouse amenities identified for the property include indoor and outdoor pools, a pro shop, restaurant, workout area, and trout fishing. Public sewer serves the property.
Set within Pointe Royale Golf Village in Branson, the property overlooks the #1 tee and is within walking distance of the clubhouse. Clubhouse amenities identified for the property include indoor and outdoor pools, a pro shop, restaurant, workout area, and trout fishing. Public sewer serves the property.
Key Highlights
- 2,792‑square‑foot duplex on 0.25 acres
- Completely remodeled with new Carrier HVAC, appliances, plumbing fixtures, and light fixtures
- Open floor plan with vaulted ceilings, 2 skylights, and oversized windows
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
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Open Analytics
Current Use
Lease Details
1
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Remodeled duplex in Pointe Royale Golf Village with vaulted ceilings, quartz counters, and upgraded mechanical systems.
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: 2,792‑square‑foot duplex on 0.25 acres; Completely remodeled with new Carrier HVAC, appliances, plumbing fixtures, and light fixtures; Open floor plan with vaulted ceilings, 2 skylights, and oversized windows
