Commercial Development
For Sale
$735,000
Songbird Circle lot 1 2 3 4 9 12 13, Branson, MO 65616
Land, Indian Point, MO
Property Size10,000 SF
Lot Size0.70 Acres
Price / SF$73.50
Days on Market178
Property Features for Songbird Circle lot 1 2 3 4 9 12 13
General Information
Property type
Land
Property subtype
Other
Zoning
Zoned
Subdivision
Not in List: Stone
Lot features
Acreage
View
Lake
Elementary school
Reeds Spring
Middle school
Reeds Spring
High school
Reeds Spring
Directions
Take Roark Valley Rd, Shepherd of the Hills Expressway and MO-376 E to Indian Point Rd in Sunset Cove Township, Follow Indian Point Rd and Crows Nest Trail to Songbird Cir in Indian Point
Standard status
Active
APN
12-9.0-30-000-000-028.000
Lot size
0.70 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LANTERN BAY CONDOS PH-1 S1/2 OF THE SW 1/4 OF THE NE1/4 OF THE SE1/4 ANDTHE S1/2 OF THE SE1/4 OF THE NE1/4 OF THE SE1/4 ALL IN SEC 30. ALSO BLDG 22 &23 PARCEL(A PART OF LANTERN BAY CONDOS PH-4), EXCEPTING OUT; THE LANDINGAT EAG
Tax Annual Amount
14879
Legal Description
LANTERN BAY CONDOS PH-1 S1/2 OF THE SW 1/4 OF THE NE1/4 OF THE SE1/4 ANDTHE S1/2 OF THE SE1/4 OF THE NE1/4 OF THE SE1/4 ALL IN SEC 30. ALSO BLDG 22 &23 PARCEL(A PART OF LANTERN BAY CONDOS PH-4), EXCEPTING OUT; THE LANDINGAT EAG
Utilities
Utilities
Cable Available
Listing Agency:
Ozark Mountain Realty Group, LLC
(417) 213-5516
Listed By:
Tracey Lynne Lightfoot · License #2013014900
(417) 251-1946
Added: Apr 10
Changed: Sep 22
Last Checked: Oct 4 at 3:06PM
MLS# 60320542
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 commercial land offering includes seven build-ready parcels—Lots 1, 2, 3, 4, 9, 12, and 13—on Songbird Circle in Indian Point, Missouri. The package totals approximately 0.7 acres and carries C2/PPD zoning for short-term rental construction. Infrastructure is substantially complete, supporting phased vertical development.
The parcels are positioned along the entrance corridor of a major Branson-area tourism attraction, near Table Rock Lake and the Indian Point marinas. A completed clubhouse of more than 10,000 square feet serves the development with indoor and outdoor resort pools, two splash pads, a hot tub, fitness facility, meeting space with commercial kitchen, public restrooms, executive offices, guest check-in, and a private owners’ lounge with bar. Approximately 17 additional acres are also available for expansion.
The parcels are positioned along the entrance corridor of a major Branson-area tourism attraction, near Table Rock Lake and the Indian Point marinas. A completed clubhouse of more than 10,000 square feet serves the development with indoor and outdoor resort pools, two splash pads, a hot tub, fitness facility, meeting space with commercial kitchen, public restrooms, executive offices, guest check-in, and a private owners’ lounge with bar. Approximately 17 additional acres are also available for expansion.
Key Highlights
- Seven build‑ready lots offered as one package
- Approximately 0.7 acres across Lots 1, 2, 3, 4, 9, 12, and 13
- C2/PPD zoning supports short‑term rental construction
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
$64,125
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
8.72%
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%
$1,282,500
$1.3M
Cap Rate 7%
$916,071
$916.1K
Cap Rate 9%
$712,500
$712.5K
Market Conditions
NOI Build-Up for 10,000 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
$150.0K $15.00/SF
− Vacancy
−$15.0K −$1.50/SF
EGI
$135.0K $13.50/SF
− OpEx
−$70.9K −$7.09/SF
NOI
$64.1K $6.41/SF
Area
Taney County, MO
Vacancy
10.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,282,500
Cap Rate 7%
$916,071
Cap Rate 9%
$712,500
Alternative Uses
Best Use
Hotel Hospitality
$916.1K
$801.6K – $1.07M
NOI $64,125 @ 7.0% cap · market cap 8.72%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.95M
$1.71M – $2.28M
NOI $136,800 @ 7.0% cap · market cap 18.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
83
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Seven build-ready lots support short-term rental construction with infrastructure substantially complete.
Where is this commercial land located?
The property is located at Songbird Circle lot 1 2 3 4 9 12 13 Branson, MO.
What is the asking price?
The asking price for this property is $735,000.
What are key features of this property?
This property features: Seven build‑ready lots offered as one package; Approximately 0.7 acres across Lots 1, 2, 3, 4, 9, 12, and 13; C2/PPD zoning supports short‑term rental construction
