125 W Silver Oak St · Nixa, MO 65714

$259,900

3 bd · 2.0 ba · 1,586 sqft · Other public records · 1 Days on market

Built 2005 7,405 sqft lot $8/mo HOA

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of Nixa! This custom-built home features an open-concept floor plan with 1,586 sq. ft. , three bedrooms, two bathrooms, and a two-car garage. The upgraded kitchen is complete with newer appliances, granite countertops, a new disposal, and a convenient pantry for all your essentials. The master suite is large enough for an extra sitting area, and the master bathroom features a tiled walk-in shower, jetted tub and large walk-in closet. There is hardwood flooring throughout the kitchen and hallways. This home offers many upgrades, including newer windows, new roof, a hot water heater, Leaf Filter, a water softener, and a heated insulated garage. Don't miss out--schedule y

Key facts

• Tiled walk-in shower
• Upgraded kitchen
• Jetted tub

Tags

• OPEN-CONCEPT FLOOR PLAN
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS
• TILED WALK-IN SHOWER
• JETTED TUB
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 100 (0.17 acres); Located in the Walnut Creek subdivision
• HOA & community: Homeowners association with $100 annual fee

Exterior

• Parking: Driveway; Heated garage; Garage faces front; Garage door opener; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single-family residence; One story; Vinyl siding and brick exterior; Composition roof; Permanent foundation
• Construction: Vinyl siding and brick construction; Composition roof; Permanent foundation
• Exterior features: Covered patio; Deck; Rain gutters; Storm door(s); Partial fencing; Shed(s)

Interior

• Kitchen: Electric cooktop; Electric oven; Free-standing electric oven; Dishwasher; Disposal; Granite counters; Water purifier
• Flooring: Hardwood; Tile; Carpet; Brick flooring accents
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Fireplace with gas insert in living room; Ceiling fan(s)
• Interior features: Pantry; Granite counters; Tray ceilings; High ceilings; Insulated windows with blinds and window coverings; Double-pane windows; Water softener (owned); Water purifier; Smoke detector(s)
• Laundry & utility: Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-66 ($-797/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (24.2% below list).
• Recommended offer: $197k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $197,060 (24.2% 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: 0.76% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 11.0

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: -15.5%
• Equity multiple: 0.44×
• Total profit: $-40,987
• Equity at exit: $38,752

10-year hold

• IRR: -3.3%
• Equity multiple: 0.75×
• Total profit: $-17,890
• Equity at exit: $22,471

Cash invested: $72,772 (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: 400
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,971 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$108
• HOA: −$8
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-66

Break-even live

Break-even rent $2,055

Max offer price $248,167

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $7	+0% $-66	+5% $-140	+10% $-214
Rent	-10% $-222	-5% $-144	+0% $-66	+5% $11	+10% $89
Rate	-1.0pp $64	-0.5pp $0	base $-66	+0.5pp $-134	+1.0pp $-202

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Harrison St Unit 658 Nixa, MO	2.0	2.0	1264	$1,895	$1.50	23d	1	0.29mi
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	0.53mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	15d	1	0.54mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	0.55mi
652 W Brook Hollow Rd Nixa, MO	3.0	2.0	1608	$2,195	$1.37	15d	1	0.70mi
320 S Market St Unit 320 Nixa, MO	3.0	2.0	1600	$1,625	$1.02	25d	1	0.79mi
311 S Market St Unit 311 Nixa, MO	2.0	1.5	1113	$1,100	$0.99	25d	1	0.82mi
657 E Kings Carriage Blvd Nixa, MO	3.0	2.0	1424	$1,795	$1.26	25d	1	0.84mi
709 E Appleridge Nixa, MO	3.0	2.0	1535	$1,750	$1.14	25d	1	0.87mi
504 W Woodbine Rd Nixa, MO	3.0	2.0	1327	$1,625	$1.22	15d	1	1.15mi
250 E Rosedale Rd Nixa, MO	3.0	2.0	2250	$2,300	$1.02	15d	1	1.16mi
608 Cypress Ave Nixa, MO	3.0	2.0	1364	$1,925	$1.41	15d	1	1.28mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-28
   status Pending
2. 2026-05-27
   listed $259,900 Active
3. 2008-09-19
   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: $1,727 · $144/mo
• Projected year-2 tax: $2,521 · $210/mo
• Expected delta: +$794/yr (+$66/mo · 45.9%)

ⓘ 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 100% 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: $23,647
• − Mortgage interest: −$14,558
• − Property taxes: −$1,727
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − HOA: −$96
• − Depreciation: −$7,561
• Taxable loss: −$5,379
• Est. tax savings @ 24.0%: +$1,291
• After-tax cash flow: $494/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

3 events — show timeline

• 2026-05-28 Pending — SOMO
• 2026-05-27 Listed $259,900 SOMO
• 2008-09-19 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,727 · +5.4% YoY. Source: county tax records.