714 S Rice St · Nixa, MO 65714

$235,000

3 bd · 2.0 ba · 1,318 sqft · Other public records · 27 Days on market

Built 1993 9,365 sqft 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 +13.2/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great, move in ready, 3 bed 2 bath 2 car garage home! The kitchen has been upgraded with granite counters, tile black splash, and newer appliance. Beautiful laminate wood flooring in the living room and hallway along with new flooring in the kitchen and hall bath. Other upgrades that have been done in the past few years include the roof, water heater, and air conditioning unit. This is a great house!!

Key facts

• New privacy fence
• New siding
• New gutters

Tags

• CORNER LOT
• NEW ROOF
• NEW GUTTERS
• NEW SIDING
• NEW DECK
• NEW PRIVACY FENCE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Corner lot; City street frontage; Subdivision: Southeast Hills
• Construction: Vinyl siding; Composition roof
• Exterior features: Rain gutters; Deck; Front porch; Storm door(s); Privacy wood fencing; Shed(s)

Interior

• Kitchen: Electric oven; Free-standing electric oven; Gas water heater; Dishwasher; Microwave; Disposal; Exhaust fan
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Vinyl; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air); Natural gas heating; Exhaust fan for ventilation; Central air; Ceiling fan(s); Window unit(s); Attic fan
• Interior features: Granite counters; High ceilings; Walk-in closet(s)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $235k.

Deal economics

• At list price, monthly cash flow is $-4 ($-49/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (22.3% below list).
• Recommended offer: $183k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Century Elem. (math 52% / reading 52%, grade C-, #231 of 1,115 statewide, top 24%, 619 students, 30% 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 28% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 400 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $7k 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 27 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.

Recommended offer $182,536 (22.3% 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. 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: 0.78% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 10.7

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: -13.8%
• Equity multiple: 0.49×
• Total profit: $-33,387
• Equity at exit: $35,039

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-7,917
• Equity at exit: $20,319

Cash invested: $65,800 (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: 400
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-4

Break-even live

Break-even rent $1,831

Max offer price $234,280

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $62	+0% $-4	+5% $-71	+10% $-137
Rent	-10% $-148	-5% $-76	+0% $-4	+5% $68	+10% $140
Rate	-1.0pp $114	-0.5pp $56	base $-4	+0.5pp $-65	+1.0pp $-127

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 E Appleridge Nixa, MO	3.0	2.0	1535	$1,750	$1.14	25d	1	0.33mi
657 E Kings Carriage Blvd Nixa, MO	3.0	2.0	1424	$1,795	$1.26	25d	1	0.44mi
320 S Market St Unit 320 Nixa, MO	3.0	2.0	1600	$1,625	$1.02	25d	1	0.50mi
311 S Market St Unit 311 Nixa, MO	2.0	1.5	1113	$1,100	$0.99	25d	1	0.55mi
640 Harrison St Unit 658 Nixa, MO	2.0	2.0	1264	$1,895	$1.50	23d	1	0.55mi
404 E Elm St Nixa, MO	3.0	1.0	1014	$1,600	$1.58	25d	1	0.64mi
608 Cypress Ave Nixa, MO	3.0	2.0	1364	$1,925	$1.41	15d	1	0.90mi
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	1.04mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	15d	1	1.05mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	1.06mi
652 W Brook Hollow Rd Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	1.20mi

Listing history 15 events

1. 2026-06-09
   status $235,000 Pending 27 DOM
2. 2026-06-08
   days on market $235,000 Active 27 DOM
3. 2026-06-07
   days on market $235,000 Active 26 DOM
4. 2026-06-05
   days on market $235,000 Active 23 DOM
5. 2026-06-03
   days on market $235,000 Active 22 DOM
6. 2026-06-02
   days on market $235,000 Active 21 DOM
7. 2026-06-01
   days on market $235,000 Active 20 DOM
8. 2026-05-31
   days on market $235,000 Active 19 DOM
9. 2026-05-30
   days on market $235,000 Active 18 DOM
10. 2026-05-14
    status Pending
11. 2026-04-29
    listed $235,000 Active
12. 2017-08-01
    soldstatus
13. 2017-07-31
    soldstatus 414-char remark

    Show marketing remark (414 chars)

    This is a great, move in ready, 3 bed 2 bath 2 car garage home! The kitchen has been upgraded with granite counters, tile black splash, and newer appliance. Beautiful laminate wood flooring in the living room and hallway along with new flooring in the kitchen and hall bath. Other upgrades that have been done in the past few years include the roof, water heater, and air conditioning unit. This is a great house!!

14. 2017-05-18
    listed $119,900 414-char remark

    Show marketing remark (414 chars)

    This is a great, move in ready, 3 bed 2 bath 2 car garage home! The kitchen has been upgraded with granite counters, tile black splash, and newer appliance. Beautiful laminate wood flooring in the living room and hallway along with new flooring in the kitchen and hall bath. Other upgrades that have been done in the past few years include the roof, water heater, and air conditioning unit. This is a great house!!

15. 2006-09-06
    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: $1,390 · $116/mo
• Projected year-2 tax: $2,280 · $190/mo
• Expected delta: +$890/yr (+$74/mo · 64.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,904
• − Mortgage interest: −$13,164
• − Property taxes: −$1,390
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$6,836
• Taxable loss: −$4,165
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $951/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

+96.0% since first listed

6 events — show timeline

• 2026-05-14 Pending — SOMO
• 2026-04-29 Listed $235,000 SOMO
• 2017-08-01 Sold (Public Records) — Public Records
• 2017-07-31 Sold (MLS) — SOMO
• 2017-05-18 Listed $119,900 SOMO
• 2006-09-06 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,390 · +5.3% YoY. Source: county tax records.