1105 W Scenic Hills Dr · Nixa, MO 65714

$269,900

3 bd · 2.0 ba · 1,415 sqft · Other public records · 14 Days on market

Built 2005 10,019 sqft lot $24/mo HOA · 1% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPSCALE upgrades. .. granite, lighting, stainless appliances, tile & hardwood floors, plumbing fixtures and MORE. Eat in kitchen with plenty of cabinets & a great pantry. Beautiful hardwood floors in the living room, a corner gas fireplace with an alcove above to put your television & high, open ceiling treatments. Master suite bath features his & hers closets, jetted tub and dual vanities. The garage is extra large with attic storage. The backyard is privacy fenced, with an amazing freshly painted deck. The hot tub and the play set stay. GREAT CURB APPEAL, UPGRADES AND MOVE IN READY!

Key facts

• Generous pantry
• Eat-in kitchen
• Granite countertops

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• PREMIUM STAINLESS APPLIANCES
• GENEROUS PANTRY
• BUILT-IN DINING SEATING

Property features AI

Finance

• Other: Corner lot (approximately 0.23 acres); Lot dimensions about 93.3 x 111; Subdivision: Rolling Hills
• HOA & community: Homeowners association with an annual fee of $287

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level
• Construction: Vinyl siding, brick and stone exterior; Composition roof
• Exterior features: Rain gutters; Deck; Fenced yard with full wood privacy fencing; Therapeutic whirlpool (accessibility feature); Spa / hot tub

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Disposal; Granite and laminate counters; Pantry
• Bedrooms: Walk-in closet(s) included
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: 2 full bathrooms; Exhaust fan
• Heating & cooling: Central heating (natural gas, forced air); Central air; Ceiling fans
• Interior features: Pantry; Laminate counters; Granite counters; Vaulted ceilings; Tray ceilings; Walk-in closets; High-speed internet; Window coverings and blinds; Living room fireplace
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (25.9% below list).
• Recommended offer: $200k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.6% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2k of loan paydown is wiped out by about $8k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $199,933 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 11.2

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-44,871
• Equity at exit: $40,243

10-year hold

• IRR: -4.4%
• Equity multiple: 0.68×
• Total profit: $-23,961
• Equity at exit: $23,336

Cash invested: $75,572 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,999 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$112
• HOA: −$24
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-103

Break-even live

Break-even rent $2,130

Max offer price $251,684

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-27	+0% $-103	+5% $-180	+10% $-256
Rent	-10% $-261	-5% $-182	+0% $-103	+5% $-24	+10% $55
Rate	-1.0pp $33	-0.5pp $-34	base $-103	+0.5pp $-173	+1.0pp $-244

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
652 W Brook Hollow Rd Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	0.69mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	15d	1	0.74mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	0.74mi
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	0.74mi
504 W Woodbine Rd Nixa, MO	3.0	2.0	1327	$1,625	$1.22	15d	1	0.93mi
1459 W Eaglewood Dr Nixa, MO	1.0–2.0	1.0–2.0	825	$865	$1.05	15d	1	1.06mi
640 Harrison St Unit 658 Nixa, MO	2.0	2.0	1264	$1,895	$1.50	22d	1	1.23mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-18
   status $269,900 Pending 14 DOM
2. 2026-06-17
   days on market $269,900 Active 14 DOM
3. 2026-06-16
   days on market $269,900 Active 13 DOM
4. 2026-06-15
   price $269,900 Active 12 DOM
5. 2026-06-15
   days on market $275,000 Active 12 DOM
6. 2026-06-14
   days on market $275,000 Active 10 DOM
7. 2026-06-10
   days on market $275,000 Active 7 DOM
8. 2026-06-09
   days on market $275,000 Active 6 DOM
9. 2026-06-08
   days on market $275,000 Active 5 DOM
10. 2026-06-07
    days on market $275,000 Active 4 DOM
11. 2026-06-05
    status $275,000 Active 1 DOM
12. 2026-05-26
    listed $275,000 Active
13. 2019-07-03
    soldstatus
14. 2018-09-14
    soldstatus
15. 2016-01-11
    soldstatus
16. 2016-01-08
    soldstatus 615-char remark

    Show marketing remark (615 chars)

    UPSCALE upgrades. .. granite, lighting, stainless appliances, tile & hardwood floors, plumbing fixtures and MORE. Eat in kitchen with plenty of cabinets & a great pantry. Beautiful hardwood floors in the living room, a corner gas fireplace with an alcove above to put your television & high, open ceiling treatments. Master suite bath features his & hers closets, jetted tub and dual vanities. The garage is extra large with attic storage. The backyard is privacy fenced, with an amazing freshly painted deck. The hot tub and the play set stay. GREAT CURB APPEAL, UPGRADES AND MOVE IN READY!

17. 2015-11-09
    listed $124,900 615-char remark

    Show marketing remark (615 chars)

    UPSCALE upgrades. .. granite, lighting, stainless appliances, tile & hardwood floors, plumbing fixtures and MORE. Eat in kitchen with plenty of cabinets & a great pantry. Beautiful hardwood floors in the living room, a corner gas fireplace with an alcove above to put your television & high, open ceiling treatments. Master suite bath features his & hers closets, jetted tub and dual vanities. The garage is extra large with attic storage. The backyard is privacy fenced, with an amazing freshly painted deck. The hot tub and the play set stay. GREAT CURB APPEAL, UPGRADES AND MOVE IN READY!

18. 2009-11-20
    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: $1,569 · $131/mo
• Projected year-2 tax: $2,618 · $218/mo
• Expected delta: +$1,049/yr (+$87/mo · 66.9%)

ⓘ 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 4/10 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: $23,992
• − Mortgage interest: −$15,119
• − Property taxes: −$1,569
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − HOA: −$288
• − Depreciation: −$7,852
• Taxable loss: −$6,023
• Est. tax savings @ 24.0%: +$1,446
• After-tax cash flow: $208/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

+120.2% since first listed

7 events — show timeline

• 2026-05-26 Listed $275,000 SOMO
• 2019-07-03 Sold (Public Records) — Public Records
• 2018-09-14 Sold (Public Records) — Public Records
• 2016-01-11 Sold (Public Records) — Public Records
• 2016-01-08 Sold (MLS) — SOMO
• 2015-11-09 Listed $124,900 SOMO
• 2009-11-20 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,569 · +5.3% YoY. Source: county tax records.