702 W Eagle St · Nixa, MO 65714

$209,000

3 bd · 2.0 ba · 1,267 sqft · Other public records · 34 Days on market

Built 1993 8,712 sqft lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.8/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +5.2/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Yes, you read that right. . a Nixa home under 200k! This home is a MUST SEE. This beautiful 3 bedroom 2 car garage home boast a newly remodeled kitchen and master bathroom. Upon first entering your home you will be greeted by the spacious living room that opens into a large sunroom and kitchen dining combo. All 3 rooms and both full bathrooms are located off the main hallway. Come have a look before it's gone!

Key facts

• Large sunroom
• Master bathroom
• Kitchen dining combo

Tags

• UPDATING TO THE KITCHEN
• MASTER BATHROOM
• LARGE SUNROOM
• KITCHEN DINING COMBO

Property features AI

Finance

• Other: Chain link fencing; Lot approximately 0.2 acres (dimensions 105 x 110); Subdivision: Southeast Hills

Exterior

• Parking: 2-car garage facing front
• Utilities: Public water; Public sewer; Asphalt road access
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Composition roof
• Exterior features: Rain gutters; Enclosed, covered patio

Interior

• Kitchen: Electric oven; Dishwasher; Disposal
• Flooring: Laminate floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: Dishwasher; Disposal; Electric oven (free-standing)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $209k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (13.4% below list).
• Recommended offer: $181k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.7% in Nixa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#68 in MO, #4,558 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Nixa Public Schools (suburban): math 66% / reading 65% proficiency, ranked #6 of 324 in MO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Nixa Junior High (math 70% / reading 61%, grade A-, #3 of 391 statewide, top 1%, 1,067 students, 29% FRL); Nixa High (math 70% / reading 77%, grade B+, #6 of 521 statewide, top 1%, 1,957 students, 24% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 396 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Christian County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,934 (13.4% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.67% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.65×
• Total profit: $-20,487
• Equity at exit: $31,163

10-year hold

• IRR: 3.1%
• Equity multiple: 1.25×
• Total profit: $14,418
• Equity at exit: $18,071

Cash invested: $58,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 65714

• Home prices YoY: -25.0%
• Rents YoY: 5.7%
• Active inventory: 396
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $133

Break-even live

Break-even rent $1,641

Max offer price $209,000

Occupancy floor 88%

Sensitivity live

Price	-10% $251	-5% $192	+0% $133	+5% $74	+10% $14
Rent	-10% $-10	-5% $61	+0% $133	+5% $204	+10% $276
Rate	-1.0pp $238	-0.5pp $186	base $133	+0.5pp $79	+1.0pp $23

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 E Appleridge Nixa, MO	3.0	2.0	1535	$1,750	$1.14	24d	1	0.35mi
657 E Kings Carriage Blvd Nixa, MO	3.0	2.0	1424	$1,795	$1.26	24d	1	0.38mi
320 S Market St Unit 320 Nixa, MO	3.0	2.0	1600	$1,625	$1.02	24d	1	0.42mi
311 S Market St Unit 311 Nixa, MO	2.0	1.5	1113	$1,100	$0.99	24d	1	0.47mi
640 Harrison St Unit 658 Nixa, MO	2.0	2.0	1264	$1,895	$1.50	21d	1	0.49mi
404 E Elm St Nixa, MO	3.0	1.0	1014	$1,600	$1.58	24d	1	0.57mi
608 Cypress Ave Nixa, MO	3.0	2.0	1364	$1,925	$1.41	14d	1	0.85mi
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	14d	1	1.04mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	14d	1	1.05mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	14d	1	1.06mi
652 W Brook Hollow Rd Nixa, MO	3.0	2.0	1608	$2,195	$1.37	14d	1	1.21mi

Listing history 27 events

1. 2026-06-18
   status $209,000 Pending 34 DOM
2. 2026-06-17
   days on market $209,000 Active 34 DOM
3. 2026-06-16
   days on market $209,000 Active 33 DOM
4. 2026-06-15
   days on market $209,000 Active 32 DOM
5. 2026-06-14
   days on market $209,000 Active 30 DOM
6. 2026-06-10
   days on market $209,000 Active 27 DOM
7. 2026-06-09
   days on market $209,000 Active 26 DOM
8. 2026-06-08
   days on market $209,000 Active 25 DOM
9. 2026-06-07
   days on market $209,000 Active 24 DOM
10. 2026-06-05
    days on market $209,000 Active 21 DOM
11. 2026-06-03
    pricedays on market $209,000 Active 20 DOM
12. 2026-06-02
    days on market $216,500 Active 19 DOM
13. 2026-06-01
    days on market $216,500 Active 18 DOM
14. 2026-05-31
    days on market $216,500 Active 17 DOM
15. 2026-05-30
    days on market $216,500 Active 16 DOM
16. 2026-05-14
    listed $216,500 Active
17. 2026-03-29
    historical $1,699
18. 2026-03-27
    listed $1,699
19. 2024-09-13
    historical $1,690
20. 2024-09-13
    listed $1,690
21. 2024-08-28
    historical $1,690
22. 2024-08-03
    price $1,690
23. 2024-07-02
    listed $1,795
24. 2022-03-09
    soldstatus 413-char remark

    Show marketing remark (413 chars)

    Yes, you read that right. . a Nixa home under 200k! This home is a MUST SEE. This beautiful 3 bedroom 2 car garage home boast a newly remodeled kitchen and master bathroom. Upon first entering your home you will be greeted by the spacious living room that opens into a large sunroom and kitchen dining combo. All 3 rooms and both full bathrooms are located off the main hallway. Come have a look before it's gone!

25. 2022-03-09
    soldstatus

    Show marketing remark (413 chars)

    Yes, you read that right. . a Nixa home under 200k! This home is a MUST SEE. This beautiful 3 bedroom 2 car garage home boast a newly remodeled kitchen and master bathroom. Upon first entering your home you will be greeted by the spacious living room that opens into a large sunroom and kitchen dining combo. All 3 rooms and both full bathrooms are located off the main hallway. Come have a look before it's gone!

26. 2022-02-11
    listed $189,900 413-char remark

    Show marketing remark (413 chars)

    Yes, you read that right. . a Nixa home under 200k! This home is a MUST SEE. This beautiful 3 bedroom 2 car garage home boast a newly remodeled kitchen and master bathroom. Upon first entering your home you will be greeted by the spacious living room that opens into a large sunroom and kitchen dining combo. All 3 rooms and both full bathrooms are located off the main hallway. Come have a look before it's gone!

27. 2004-08-12
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,363 · $114/mo
• Projected year-2 tax: $2,027 · $169/mo
• Expected delta: +$665/yr (+$55/mo · 48.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,712
• − Mortgage interest: −$11,707
• − Property taxes: −$1,363
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$6,080
• Taxable loss: −$1,957
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $2,062/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Nixa Public Schools
• NCES district ID: 2922530
• Math proficiency: 66% ▲ 8.00%
• Reading proficiency: 65% ▲ 4.00%
• Median HH income: $54,073
• Composite: 56.04/100
• National rank: #1186
• State rank: #6 of 324 in MO

Livability — Nixa

• Score: 74/100
• State rank: #68
• US rank: #4558

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nixa, MO
• County: Christian County · 70,465 people
• City population: 37,013
• Metro: Springfield, MO
• Population (ZIP): 37,013
• Household income: $86,765
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 769.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 95,071 people
• By 2030: 100,379 · +5.6%
• By 2040: 109,902 · +15.6%
• By 2050: 117,487 · +23.6%
• By 2075: 130,738 · +37.5%
• By 2100: 131,730 · +38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3% Russian/Polish/Slavic 2% Vietnamese 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+52.2) · D 23.3% · R 75.6% · Other 1.1%
• 2008→2024 swing: -16.4pp toward R · 2008: -35.8pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+50.8 2016: R+54.2 2012: R+46.5 2008: R+35.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.42%
• Current HPI: 213.8371
• Rent YoY: ▲ 5.67%
• Metro: Springfield, MO
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

+14.0% since first listed

12 events — show timeline

• 2026-05-14 Listed $216,500 SOMO
• 2026-03-29 Rental Removed $1,699 Tricon
• 2026-03-27 Listed for Rent $1,699 Tricon
• 2024-09-13 Rental Removed $1,690 RENT.
• 2024-09-13 Listed for Rent $1,690 RENT.
• 2024-08-28 Rental Removed $1,690 RENT.
• 2024-08-03 Price Changed $1,690 RENT.
• 2024-07-02 Listed for Rent $1,795 RENT.
• 2022-03-09 Sold (Public Records) — Public Records
• 2022-03-09 Sold (MLS) — SOMO
• 2022-02-11 Listed $189,900 SOMO
• 2004-08-12 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,363 · +5.3% YoY. Source: county tax records.