Two-Unit Duplex with
New
For Sale
$450,000
287 & 289 Forest Lane, Branson, MO 65616
Residential, Branson, MO
Property Size3,180 SF
Lot Size0.30 Acres
Price / SF$141.51
Days on Market3
Property Features for 287 & 289 Forest Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 3, Bedroom 5, Bedroom 3, Bathroom 5, Bathroom 2, Bedroom 2, Bathroom 4, Bathroom 6, Bedroom 6, Bedroom 1, Living Room, Bathroom 1, Bedroom 4
Window features
Double Pane Windows
Patio and Porch features
Deck
Exterior features
Rain Gutters
Appliances
Dishwasher, Free-Standing Electric Oven, Refrigerator
Subdivision
Woodland Estates
Elementary school
Branson Cedar Ridge
Middle school
Branson
High school
Branson
Directions
From Branson take HWY 76 W go Left on Fall Creek rd. for 4.5 miles. Left on Maple Leaf into Woodland Estates. Right on Forest Lane.
Standard status
Active
APN
18-1.0-12-004-001-005.041
Size
3,180 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2278
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Ceiling Fan(s), Central Air
Building Details
Year built
2003
Floors in Building
1
Flooring type
Carpet, Vinyl
Building materials
Vinyl Siding
Architectural style
Ranch
Listing Agency:
ReeceNichols - Branson
(417) 335-5950
Listed By:
Emily Christenson · License #2016039577
(417) 294-4728
Added: Oct 2
Changed: Oct 4
Last Checked: Oct 4 at 12:06PM
MLS# 60335437
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 2003 duplex includes both units in the offering, with a combined 3,180 square feet on a 0.3-acre lot. Decks provide outdoor access, and the property has central heating and air conditioning. Interior finishes include carpet and vinyl flooring, with vinyl siding outside.
The property is tenant-occupied. A dishwasher, freestanding electric oven, and refrigerator are included.
The property is tenant-occupied. A dishwasher, freestanding electric oven, and refrigerator are included.
Key Highlights
- Both units are included in the sale
- 3,180 square feet combined
- 0.3‑acre lot
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
$28,878
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
6.42%
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%
$577,560
$577.6K
Cap Rate 7%
$412,543
$412.5K
Cap Rate 9%
$320,867
$320.9K
Market Conditions
NOI Build-Up for 3,180 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
$44.6K $14.04/SF
− Vacancy
−$3.4K −$1.07/SF
EGI
$41.3K $12.97/SF
− OpEx
−$12.4K −$3.89/SF
NOI
$28.9K $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%
$577,560
Cap Rate 7%
$412,543
Cap Rate 9%
$320,867
Alternative Uses
Best Use
Multifamily LT 5
$412.5K
$361.0K – $481.3K
NOI $28,878 @ 7.0% cap · market cap 6.42%
Second Best
Apartment 5plus
$366.9K
$321.0K – $428.0K
NOI $25,681 @ 7.0% cap · market cap 5.71%
Theoretical Best
Office A
$621.5K
$543.8K – $725.0K
NOI $43,502 @ 7.0% cap · market cap 9.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
65
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Both residences are tenant-occupied and include deck access.
Where is this duplex located?
The property is located at 287 & 289 Forest Lane Branson, MO.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Both units are included in the sale; 3,180 square feet combined; 0.3‑acre lot
