Brick Duplex with Screened
For Sale
$375,000
Pending
903 Cliff Dr & 908 Sunshine St., Branson, MO 65616
Residential, Branson, MO
Property Size2,589 SF
Lot Size0.42 Acres
Days on Market29
Property Features for 903 Cliff Dr & 908 Sunshine St.
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bathroom 3, Bedroom 3, Bedroom 2, Bathroom 2, Bathroom 1, Family Room, Bedroom 4, Laundry Room, Bedroom 1, Laundry Room
Parking features
Covered, Driveway, Open, Garage
Patio and Porch features
Patio, Porch
Interior features
W/D Hookup, Laminate Counters
Exterior features
Rain Gutters, Cable Access
Fireplace
1
Appliances
Dishwasher, Free-Standing Electric Oven, Dryer, Washer, Refrigerator, Electric Water Heater
Subdivision
Lake Shore Hills
Lot features
Corner Lot, Level, Few Trees, Paved Frontage, Landscaping
Elementary school
Branson Cedar Ridge
Middle school
Branson
High school
Branson
Directions
From downtown Branson, head West on Main Street crossing over the Hwy 65 overpass. Turn left onto South Sunshine. Duplex is located on the corner of South Sunshine and Cliff Drive. Sign in yard.
Standard status
Pending
APN
17-3.0-05-001-018-003.000
Size
2,589 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
Lot 1, Block 3 of Unit 3 extension of Lakeshore Hills Subdivision, Taney County, MO.
Tax Annual Amount
1431
Legal Description
Lot 1, Block 3 of Unit 3 extension of Lakeshore Hills Subdivision, Taney County, MO.
Utilities
Sewer type
Public Sewer
Heating system
Central, Fireplace(s)
Cooling system
Ceiling Fan(s), Central Air
Water source
Public
Amenities
screened-in porch
Building Details
Year built
1972
Floors in Building
1
Flooring type
Vinyl, Tile
Building materials
Wood Siding, Brick
Roof type
Composition
Listing Agency:
Hustle Back Realty
(417) 322-9082
Listed By:
Charlie Gerken · License #2005040044
(417) 527-8435
Added: Aug 11
Changed: Aug 20
Last Checked: Sep 8 at 9:06AM
MLS# 60331220
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 2,589-square-foot duplex contains two separate residences with practical layouts. The larger unit offers 2 bedrooms, 1.5 baths, and a 2-car garage, while the second unit includes 2 bedrooms, 1 bath, and a carport. One residence is tenant-occupied. Both units feature replacement flooring and newer HVAC systems, and the larger side received fresh paint, updated lighting, and electrical improvements in 2026.
The property sits on 0.42 acres in the Lake Shore Hills subdivision above Lake Taneycomo in Branson. Brick and wood siding, a composition roof, rain gutters, and downspouts contribute to the exterior configuration. A screened porch, patio, fireplace, washer and dryer hookups, public water, and public sewer add to the property's functional features.
The property sits on 0.42 acres in the Lake Shore Hills subdivision above Lake Taneycomo in Branson. Brick and wood siding, a composition roof, rain gutters, and downspouts contribute to the exterior configuration. A screened porch, patio, fireplace, washer and dryer hookups, public water, and public sewer add to the property's functional features.
Key Highlights
- 2,589‑square‑foot duplex on 0.42 acres
- Larger unit has 2 bedrooms, 1.5 baths, and a 2‑car garage
- Second unit includes 2 bedrooms, 1 bath, and a carport
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
$23,511
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
6.27%
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%
$470,220
$470.2K
Cap Rate 7%
$335,871
$335.9K
Cap Rate 9%
$261,233
$261.2K
Market Conditions
NOI Build-Up for 2,589 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
$36.3K $14.04/SF
− Vacancy
−$2.8K −$1.07/SF
EGI
$33.6K $12.97/SF
− OpEx
−$10.1K −$3.89/SF
NOI
$23.5K $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%
$470,220
Cap Rate 7%
$335,871
Cap Rate 9%
$261,233
Alternative Uses
Best Use
Multifamily LT 5
$335.9K
$293.9K – $391.9K
NOI $23,511 @ 7.0% cap · market cap 6.27%
Second Best
Apartment 5plus
$298.7K
$261.4K – $348.5K
NOI $20,908 @ 7.0% cap · market cap 5.58%
Theoretical Best
Office A
$506.0K
$442.7K – $590.3K
NOI $35,418 @ 7.0% cap · market cap 9.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
50%
Occupancy
Location Intelligence
Trade Area within ½ mile
497
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 - Two separate living units feature newer HVAC systems, replacement flooring, and distinct covered parking options.
Where is this duplex located?
The property is located at 903 Cliff Dr & 908 Sunshine St. Branson, MO.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 2,589‑square‑foot duplex on 0.42 acres; Larger unit has 2 bedrooms, 1.5 baths, and a 2‑car garage; Second unit includes 2 bedrooms, 1 bath, and a carport
