409 S Main St · Nixa, MO 65714

$210,000

4 bd · 2.0 ba · 1,400 sqft · Other public records · 2 Days on market

Built 1940 8,276 sqft lot

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Why this score? — see what drove the C 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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.6/10.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow, this 4 bed/2 bath bungalow is an amazing property with plenty of features to offer! The updated kitchen with painted cabinets, new countertops, and updated appliances is sure to impress the chef in the family. The split layout with a front guest bedroom and additional bedrooms in the back offers plenty of privacy and flexibility for various living arrangements. The large primary bedroom with its own bathroom and exterior entrance is a great feature that adds convenience and privacy. The large closet is also a nice touch that offers ample storage space. The new LVP flooring and fresh paint throughout the house are great additions that give the home a modern and updated feel. The mature landscaping and detached garage are great outdoor features that add to the overall charm of the property. The new roof and shutters are also great updates that add value and peace of mind to potential buyers. The location of the property is also a huge selling point, with its close proximity to boutique shopping, coffee shops, flower shops, and the new 14 Mill St. Market opening soon. This location offers the perfect blend of convenience and charm, making it an ideal place to call home. Overall, this remodeled charmer is a great property that is ready for its new owner to move in and enjoy all of its wonderful features.

Key facts

• Covered front porch
• Vinyl flooring
• Updated kitchen

Tags

• COVERED FRONT PORCH
• UPDATED KITCHEN
• VINYL FLOORING
• PRIVATE EN SUITE BATHROOM
• TWO LARGE WALK-IN CLOSETS

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Vinyl siding; Composition roof
• Exterior features: Rain gutters; Covered front porch; Shed(s); Has view

Interior

• Kitchen: Gas oven; Free-standing gas oven; Dishwasher; Microwave; Disposal; Exhaust fan
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air); Natural gas heating; Exhaust fan for ventilation; Central air conditioning; Ceiling fan(s)
• Interior features: Granite counters; Walk-in closet(s); High-speed internet
• Laundry & utility: Main level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/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 $197k (6.1% below list).
• Recommended offer: $197k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 9 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $197,180 (6.1% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 8.9

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-9,202
• Equity at exit: $31,312

10-year hold

• IRR: 8.1%
• Equity multiple: 1.68×
• Total profit: $40,269
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $306

Break-even live

Break-even rent $1,585

Max offer price $210,000

Occupancy floor 79%

Sensitivity live

Price	-10% $425	-5% $365	+0% $306	+5% $246	+10% $187
Rent	-10% $150	-5% $228	+0% $306	+5% $384	+10% $462
Rate	-1.0pp $412	-0.5pp $359	base $306	+0.5pp $251	+1.0pp $196

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 S Market St Unit 320 Nixa, MO	3.0	2.0	1600	$1,625	$1.02	24d	1	0.24mi
404 E Elm St Nixa, MO	3.0	1.0	1014	$1,600	$1.58	24d	1	0.34mi
657 E Kings Carriage Blvd Nixa, MO	3.0	2.0	1424	$1,795	$1.26	24d	1	0.37mi
709 E Appleridge Nixa, MO	3.0	2.0	1535	$1,750	$1.14	24d	1	0.65mi
608 Cypress Ave Nixa, MO	3.0	2.0	1364	$1,925	$1.41	14d	1	0.69mi
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	14d	1	1.13mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	14d	1	1.15mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	14d	1	1.16mi
652 W Brook Hollow Rd Nixa, MO	3.0	2.0	1608	$2,195	$1.37	14d	1	1.32mi

Listing history 9 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $210,000 Active
3. 2023-07-17
   soldstatus
4. 2023-07-17
   soldstatus
5. 2023-07-14
   soldstatus Closed 1326-char remark

   Show marketing remark (1326 chars)

   Wow, this 4 bed/2 bath bungalow is an amazing property with plenty of features to offer! The updated kitchen with painted cabinets, new countertops, and updated appliances is sure to impress the chef in the family. The split layout with a front guest bedroom and additional bedrooms in the back offers plenty of privacy and flexibility for various living arrangements. The large primary bedroom with its own bathroom and exterior entrance is a great feature that adds convenience and privacy. The large closet is also a nice touch that offers ample storage space. The new LVP flooring and fresh paint throughout the house are great additions that give the home a modern and updated feel. The mature landscaping and detached garage are great outdoor features that add to the overall charm of the property. The new roof and shutters are also great updates that add value and peace of mind to potential buyers. The location of the property is also a huge selling point, with its close proximity to boutique shopping, coffee shops, flower shops, and the new 14 Mill St. Market opening soon. This location offers the perfect blend of convenience and charm, making it an ideal place to call home. Overall, this remodeled charmer is a great property that is ready for its new owner to move in and enjoy all of its wonderful features.

6. 2023-06-03
   status Pending 1326-char remark

   Show marketing remark (1326 chars)

   Wow, this 4 bed/2 bath bungalow is an amazing property with plenty of features to offer! The updated kitchen with painted cabinets, new countertops, and updated appliances is sure to impress the chef in the family. The split layout with a front guest bedroom and additional bedrooms in the back offers plenty of privacy and flexibility for various living arrangements. The large primary bedroom with its own bathroom and exterior entrance is a great feature that adds convenience and privacy. The large closet is also a nice touch that offers ample storage space. The new LVP flooring and fresh paint throughout the house are great additions that give the home a modern and updated feel. The mature landscaping and detached garage are great outdoor features that add to the overall charm of the property. The new roof and shutters are also great updates that add value and peace of mind to potential buyers. The location of the property is also a huge selling point, with its close proximity to boutique shopping, coffee shops, flower shops, and the new 14 Mill St. Market opening soon. This location offers the perfect blend of convenience and charm, making it an ideal place to call home. Overall, this remodeled charmer is a great property that is ready for its new owner to move in and enjoy all of its wonderful features.

7. 2023-05-09
   listed $189,900 Active 1326-char remark

   Show marketing remark (1326 chars)

   Wow, this 4 bed/2 bath bungalow is an amazing property with plenty of features to offer! The updated kitchen with painted cabinets, new countertops, and updated appliances is sure to impress the chef in the family. The split layout with a front guest bedroom and additional bedrooms in the back offers plenty of privacy and flexibility for various living arrangements. The large primary bedroom with its own bathroom and exterior entrance is a great feature that adds convenience and privacy. The large closet is also a nice touch that offers ample storage space. The new LVP flooring and fresh paint throughout the house are great additions that give the home a modern and updated feel. The mature landscaping and detached garage are great outdoor features that add to the overall charm of the property. The new roof and shutters are also great updates that add value and peace of mind to potential buyers. The location of the property is also a huge selling point, with its close proximity to boutique shopping, coffee shops, flower shops, and the new 14 Mill St. Market opening soon. This location offers the perfect blend of convenience and charm, making it an ideal place to call home. Overall, this remodeled charmer is a great property that is ready for its new owner to move in and enjoy all of its wonderful features.

8. 2023-03-02
   soldstatus
9. 2009-07-24
   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: $757 · $63/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$1,280/yr (+$107/mo · 169.1%)

ⓘ 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: $23,662
• − Mortgage interest: −$11,763
• − Property taxes: −$757
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$6,109
• Taxable income: $196
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $3,623/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

+10.6% since first listed

9 events — show timeline

• 2026-05-22 Pending — SOMO
• 2026-05-20 Listed $210,000 SOMO
• 2023-07-17 Sold (Public Records) — Public Records
• 2023-07-17 Sold (Public Records) — Public Records
• 2023-07-14 Sold (MLS) — SOMO
• 2023-06-03 Pending — SOMO
• 2023-05-09 Listed $189,900 SOMO
• 2023-03-02 Sold (Public Records) — Public Records
• 2009-07-24 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $757 · +5.0% YoY. Source: county tax records.