111 E Daleview Cir · Nixa, MO 65714

$335,000

4 bd · 3.0 ba · 1,323 sqft · Other public records · 302 Days on market

Built 2000 0.40 ac lot ↓ 16% since listing

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Listed below appraised value. Recent appraisal dated 8/13/2025 is available in the documents. This beautifully remodeled home offers so much more than meets the eye. It's truly one you must see to fully appreciate. Nearly everything is new, including the roof, air conditioning, carpet, all brand new Frigidaire kitchen appliances, fireplace, and more. The home has been updated from top to bottom. Upstairs features three spacious bedrooms, including a primary suite with a newly renovated bathroom showcasing a dual-sink vanity and a walk-in closet. The walkout basement includes another large bedroom, plus a bonus room without windows or a closet, ideal for a safe room, dark room, or additional

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 2000

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces the front
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Vinyl siding
• Construction: Composition roof; Brick/mortar foundation; Built with vinyl siding
• Exterior features: Rain gutters; Deck; Chain link fence; Located on a cul-de-sac; Concrete road frontage (public maintained city street)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Fireplace(s) for supplemental heat
• Interior features: High-speed internet available; Walk-in closets; Laminate counters; Granite counters; Insulated double-pane windows; Electric fireplace in the living room
• Laundry & utility: Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $335k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (37.3% below list).
• Recommended offer: $210k (37.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 leasing fast (median 14d on market — plan ~1-2 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 $10k 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 302 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $65k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $210,104 (37.3% 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. It's been on market 302 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 13.3

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: -22.4%
• Equity multiple: 0.21×
• Total profit: $-73,850
• Equity at exit: $49,950

10-year hold

• IRR: -11.8%
• Equity multiple: 0.23×
• Total profit: $-72,200
• Equity at exit: $28,965

Cash invested: $93,800 (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: 13.3×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-396

Break-even live

Break-even rent $2,603

Max offer price $265,012

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	13d	1	0.59mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	13d	1	0.59mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	13d	1	0.59mi
652 W Brook Hollow Rd Nixa, MO	3.0	2.0	1608	$2,195	$1.37	13d	1	0.68mi
504 W Woodbine Rd Nixa, MO	3.0	2.0	1327	$1,625	$1.22	13d	1	0.94mi
709 E Appleridge Nixa, MO	3.0	2.0	1535	$1,750	$1.14	23d	1	0.97mi
657 E Kings Carriage Blvd Nixa, MO	3.0	2.0	1424	$1,795	$1.26	23d	1	1.11mi
320 S Market St Unit 320 Nixa, MO	3.0	2.0	1600	$1,625	$1.02	23d	1	1.12mi
404 E Elm St Nixa, MO	3.0	1.0	1014	$1,600	$1.58	23d	1	1.27mi

Listing history 24 events

1. 2026-06-18
   days on market $335,000 Active 302 DOM
2. 2026-06-17
   days on market $335,000 Active 301 DOM
3. 2026-06-16
   days on market $335,000 Active 300 DOM
4. 2026-06-15
   days on market $335,000 Active 299 DOM
5. 2026-06-14
   days on market $335,000 Active 297 DOM
6. 2026-06-10
   days on market $335,000 Active 294 DOM
7. 2026-06-09
   days on market $335,000 Active 293 DOM
8. 2026-06-08
   days on market $335,000 Active 292 DOM
9. 2026-06-07
   days on market $335,000 Active 291 DOM
10. 2026-06-05
    days on market $335,000 Active 288 DOM
11. 2026-06-03
    days on market $335,000 Active 287 DOM
12. 2026-06-02
    days on market $335,000 Active 286 DOM
13. 2026-06-01
    days on market $335,000 Active 285 DOM
14. 2026-05-31
    days on market $335,000 Active 284 DOM
15. 2026-05-30
    days on market $335,000 Active 283 DOM
16. 2026-04-16
    price $335,000
17. 2026-01-28
    price $348,000
18. 2025-10-27
    price $350,000
19. 2025-09-30
    price $380,000
20. 2025-08-20
    listed $399,900 Active
21. 2025-08-14
    historical $399,900
22. 2025-08-14
    listed $399,900 Active
23. 2011-11-01
    soldstatus
24. 1999-04-01
    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: $1,916 · $160/mo
• Projected year-2 tax: $3,250 · $271/mo
• Expected delta: +$1,334/yr (+$111/mo · 69.6%)

ⓘ 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: $25,212
• − Mortgage interest: −$18,765
• − Property taxes: −$1,916
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$9,745
• Taxable loss: −$10,923
• Est. tax savings @ 24.0%: +$2,622
• After-tax cash flow: $-2,133/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

-16.2% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $335,000 SOMO
• 2026-01-28 Price Changed $348,000 SOMO
• 2025-10-27 Price Changed $350,000 SOMO
• 2025-09-30 Price Changed $380,000 SOMO
• 2025-08-20 Listed $399,900 SOMO
• 2025-08-14 Coming Soon $399,900 SOMO
• 2025-08-14 Listed $399,900 SOMO
• 2011-11-01 Sold (Public Records) — Public Records
• 1999-04-01 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,916 · +5.7% YoY. Source: county tax records.