53 English Village Park · Nixa, MO 65714

$30,000

2 bd · 2.0 ba · 960 sqft · Other · 34 Days on market

Built 1997 Poor condition

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

For Sale by owner 1997 Clayton 16x60 Mobile Home 2 bedroom 2 bath All Electric currently in Mobile Home Park in Nixa. As is only. Nixa Schools - Central Heat & amp; Air. Refrigerator and Stove stay On a rented lot in well established mobile home park (applying with park to stay required) Lot rent $480 month with Swimming Pool & amp; Playground. Also can be moved at your own expense Message for more information and to arrange a viewing. No Holds No pending first come first serve. Cash receives title NO FINANCING MUST OBTAIN OWN CASH

Key facts

• Built 1997
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.4% 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.
• Market conditions: Rents rising fast (+5.7%/yr); 396 active listings in the ZIP; solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($87k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,100 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.26% ✓
• Cap rate: 38.36%
• Cash-on-cash: 114.53%
• DSCR: 6.10
• GRM: 2.0

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: —
• Equity multiple: 6.92×
• Total profit: $49,743
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.81×
• Total profit: $124,414
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $802

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 32%

Sensitivity live

Price	-10% $822	-5% $812	+0% $802	+5% $791	+10% $781
Rent	-10% $701	-5% $751	+0% $802	+5% $852	+10% $903
Rate	-1.0pp $817	-0.5pp $809	base $802	+0.5pp $794	+1.0pp $786

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   days on market $30,000 Active 34 DOM
2. 2026-06-14
   days on market $30,000 Active 32 DOM
3. 2026-06-10
   days on market $30,000 Active 29 DOM
4. 2026-06-09
   days on market $30,000 Active 28 DOM
5. 2026-06-08
   days on market $30,000 Active 27 DOM
6. 2026-06-07
   days on market $30,000 Active 26 DOM
7. 2026-06-05
   days on market $30,000 Active 23 DOM
8. 2026-06-03
   days on market $30,000 Active 22 DOM
9. 2026-06-02
   days on market $30,000 Active 21 DOM
10. 2026-06-01
    days on market $30,000 Active 20 DOM
11. 2026-05-31
    days on market $30,000 Active 19 DOM
12. 2026-05-30
    days on market $30,000 Active 18 DOM
13. 2026-05-12
    listed $30,000 Active

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

Taxation est. · year 1

• Rental income: $15,327
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$873
• Taxable income: $9,722
• Est. tax owed @ 24.0%: −$2,333
• After-tax cash flow: $7,287/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance, including a new roof, exterior siding, and HVAC system. Landscaping would also significantly improve its curb appeal and value.

Repairs flagged

• Major roof — The satellite image shows a large, worn-out structure
• Major exterior siding — The satellite image shows worn siding
• Major HVAC/mechanicals — The satellite image shows a worn-out structure

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's appearance and value
• Resale New exterior siding — New siding would improve the home's curb appeal and value
• Resale HVAC upgrade — A new HVAC system would improve comfort and energy efficiency
• Both Landscaping — Landscaping would improve curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows a large, worn-out structure	Major	$15,000–50,000
exterior siding · The satellite image shows worn siding	Major	$15,000–50,000
HVAC/mechanicals · The satellite image shows a worn-out structure	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's appearance and value ↑
• Resale New exterior siding — New siding would improve the home's curb appeal and value ↑
• Resale HVAC upgrade — A new HVAC system would improve comfort and energy efficiency ↑
• Both Landscaping — Landscaping would improve curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

1 event — show timeline

• 2026-05-12 Listed $30,000 FSBO.com