3033 Shepherd of the Hills Expy, Branson, MO 65616 For Sale

Branson, Missouri is one of the Midwest's most durable and self-sustaining tourism economies, drawing an estimated 9 to 10 million visitors annually to its concentrated Theatre District and entertainment corridor. The subject property — Hotel Sunrise — sits at the heart of this demand center on Shepherd of the Hills Expressway, within walking distance of multiple live performance theaters and minutes from Branson's most visited attractions. This positioning gives the asset a structural occupancy advantage over competitive properties located further from the core. Operating as an independent boutique hotel, Hotel Sunrise captures the full benefit of direct bookings without the drag of franchise fee obligations, allowing the owner to reinvest those savings directly into guest experience and NOI.

From a value-add perspective, this is a stabilized, cash-flowing limited-service asset with a clearly defined operational playbook and zero franchise fee overhead. The hotel's modest 68-key footprint limits operational complexity while delivering meaningful income for a hands-on or third-party-managed owner. The continental breakfast program, meeting room capacity, and pet-friendly policy broaden the demand base beyond leisure travelers to include corporate, group, and extended-stay segments. There is identifiable upside available through a focused revenue management strategy — specifically optimizing dynamic rate-setting during peak season months (May through October), leveraging group event bookings to fill the 1,440 sq ft meeting facility, and maximizing direct booking channels. As an independent boutique property, Hotel Sunrise retains full pricing flexibility and brand identity control without franchise restrictions. 

At an asking price of $2,500,000, this offering represents a compelling entry point in the Branson limited-service segment. The price per key of approximately $36,765 sits well below estimated replacement cost for a newly constructed limited-service hotel in this market, providing meaningful downside protection. The trailing gross revenue base of $650,000 — with franchise fees eliminated — generates a stabilized Year 1 NOI of $234,000, equating to a going-in cap rate of 9.36% — an exceptionally strong risk-adjusted yield for an income-producing hospitality asset in a high-visitation leisure market. With a 10-year projected NOI growth trajectory driven by a conservative 3% annual revenue assumption, this property offers investors both strong current income and long-term value appreciation potential at exit.