301 S Poplar St · Nixa, MO 65714

$159,900

2 bd · 2.0 ba · 952 sqft · Other public records · 11 Days on market

Built 1970 0.40 ac 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 +17.4/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +5.4/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located to Nixa all amenities and sets on large corner lot! Investment opportunity or with some TLC make this one your own! 2 Bedroom, 2 Bath with open Living Room, Kitchen & Dining area. Large yard is fenced with mature trees. Buyers have right to inspections, however Seller selling AS IS WHERE IS with NO repairs to be made.

Key facts

• Walk-in closets
• Outdoor space
• Fenced corner lot

Tags

• FENCED CORNER LOT
• MATURE TREES
• WALK-IN CLOSETS
• OPEN-CONCEPT LIVING ROOM
• OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Composition roof; Other foundation
• Exterior features: Rear porch; Chain link fencing; Shed(s); Has a view; Corner lot; Public maintained road; City street frontage; Lot dimensions approximately 121 x 145

Interior

• Kitchen: Electric oven; Free-standing electric oven; Dishwasher; Microwave; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Walk-in closet(s); Laminate countertops
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $138k (13.7% below list).
• Recommended offer: $138k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: High Pointe Elem. (math 69% / reading 63%, grade B+, #60 of 1,115 statewide, top 5%, 619 students, 40% FRL); 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 31% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 396 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $138,029 (13.7% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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: 0.86% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.7

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-14,453
• Equity at exit: $23,842

10-year hold

• IRR: 3.8%
• Equity multiple: 1.30×
• Total profit: $13,595
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,380 high
• Mortgage (P&I): −$839
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $121

Break-even live

Break-even rent $1,227

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $212	-5% $166	+0% $121	+5% $76	+10% $31
Rent	-10% $12	-5% $67	+0% $121	+5% $176	+10% $230
Rate	-1.0pp $202	-0.5pp $162	base $121	+0.5pp $80	+1.0pp $38

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 E Elm St Nixa, MO	3.0	1.0	1014	$1,600	$1.58	24d	1	0.16mi
311 S Market St Unit 311 Nixa, MO	2.0	1.5	1113	$1,100	$0.99	24d	1	0.19mi
1016 Pheasant Run Unit 329 Nixa, MO	1.0	1.0	740	$1,050	$1.42	24d	1	1.40mi
1016 Pheasant Run Unit 327 Nixa, MO	2.0	2.0	1000	$1,200	$1.20	24d	1	1.40mi
1016 Pheasant Run Unit 279 Nixa, MO	2.0	2.0	950	$1,100	$1.16	24d	1	1.40mi
1212 North St Nixa, MO	2.0	2.0	864	$850	$0.98	24d	1	1.50mi

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-04-30
   listed $159,900 Active
3. 2018-09-26
   soldstatus 346-char remark

   Show marketing remark (346 chars)

   Conveniently located to Nixa all amenities and sets on large corner lot! Investment opportunity or with some TLC make this one your own! 2 Bedroom, 2 Bath with open Living Room, Kitchen & Dining area. Large yard is fenced with mature trees. Buyers have right to inspections, however Seller selling AS IS WHERE IS with NO repairs to be made.

4. 2018-08-28
   listed $65,000 346-char remark

   Show marketing remark (346 chars)

   Conveniently located to Nixa all amenities and sets on large corner lot! Investment opportunity or with some TLC make this one your own! 2 Bedroom, 2 Bath with open Living Room, Kitchen & Dining area. Large yard is fenced with mature trees. Buyers have right to inspections, however Seller selling AS IS WHERE IS with NO repairs to be made.

5. 2003-06-09
   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: $770 · $64/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$781/yr (+$65/mo · 101.5%)

ⓘ 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 2/10 Low
• 🌡 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: $16,563
• − Mortgage interest: −$8,957
• − Property taxes: −$770
• − Insurance: −$800
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$4,652
• Taxable loss: −$1,265
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,757/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

+146.0% since first listed

5 events — show timeline

• 2026-05-11 Pending — SOMO
• 2026-04-30 Listed $159,900 SOMO
• 2018-09-26 Sold (MLS) — SOMO
• 2018-08-28 Listed $65,000 SOMO
• 2003-06-09 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $770 · +4.0% YoY. Source: county tax records.