574 S Carriage Xing · Nixa, MO 65714

$249,900

3 bd · 2.0 ba · 1,510 sqft · Other public records · 2 Days on market

Built 2005 9,148 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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful split bedroom plan home. Three bedroom 2 full bath 2 car attached garage. Nice curb appeal as you drive up with vinyl accented with brick front. Tall ceilings in living room kitchen and dining gives already open plan even more spacious feel. Nice kitchen with tall cabinets for extra storage. Laundry room with cabinet storage and hanging rack. Big back yard with privacy fenced yard having nice deck and patio to enjoy your summer cook outs and morning coffee!

Key facts

• Extra storage
• Tall ceilings
• Nice deck

Tags

• SPLIT BEDROOM PLAN
• TALL CEILINGS
• VINYL ACCENTED WITH BRICK
• EXTRA STORAGE
• PRIVACY FENCED YARD
• NICE DECK

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Garage faces front; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Vinyl siding and brick exterior
• Construction: Composition roof
• Exterior features: Rain gutters; Covered porch; Deck; Front porch; Privacy wood fencing

Interior

• Kitchen: Electric oven; Freestanding electric oven; Gas water heater; Dishwasher; Microwave; Garbage disposal
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Vinyl; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas heating; Forced air heating
• Interior features: Laminate countertops; High ceilings; Walk-in closets; Insulated double-pane windows
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (27.5% below list).
• Recommended offer: $181k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $181,227 (27.5% 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: 0.73% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 11.5

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: -17.1%
• Equity multiple: 0.38×
• Total profit: $-43,166
• Equity at exit: $37,261

10-year hold

• IRR: -5.2%
• Equity multiple: 0.63×
• Total profit: $-26,023
• Equity at exit: $21,607

Cash invested: $69,972 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-119

Break-even live

Break-even rent $1,963

Max offer price $228,852

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
657 E Kings Carriage Blvd Nixa, MO	3.0	2.0	1424	$1,795	$1.26	23d	1	0.19mi
709 E Appleridge Nixa, MO	3.0	2.0	1535	$1,750	$1.14	23d	1	0.24mi
320 S Market St Unit 320 Nixa, MO	3.0	2.0	1600	$1,625	$1.02	23d	1	0.33mi
311 S Market St Unit 311 Nixa, MO	2.0	1.5	1113	$1,100	$0.99	23d	1	0.38mi
608 Cypress Ave Nixa, MO	3.0	2.0	1364	$1,925	$1.41	13d	1	0.48mi
640 Harrison St Unit 658 Nixa, MO	2.0	2.0	1264	$1,895	$1.50	21d	1	0.84mi
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	13d	1	1.47mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	13d	1	1.49mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	13d	1	1.49mi

Listing history 3 events

1. 2026-06-05
   statusdays on market $249,900 Pending 2 DOM
2. 2026-06-03
   remarks 471-char remark
3. 2026-06-03
   listed $249,900 Active 1 DOM

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: +$789/yr (+$66/mo · 48.3%)

ⓘ 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 3/10 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: $21,747
• − Mortgage interest: −$13,998
• − Property taxes: −$1,635
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$7,270
• Taxable loss: −$5,884
• Est. tax savings @ 24.0%: +$1,412
• After-tax cash flow: $-18/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

+16615.7% since first listed

8 events — show timeline

• 2026-06-02 Listed $249,900 SOMO
• 2025-04-21 Rental Removed $1,595 APPFOLIO
• 2025-04-12 Listed for Rent $1,595 APPFOLIO
• 2025-03-14 Delisted — SOMO
• 2025-03-14 Listed $250,000 SOMO
• 2025-02-19 Rental Removed $1,495 APPFOLIO
• 2024-12-21 Listed for Rent $1,495 APPFOLIO
• 2004-11-10 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,635 · +5.3% YoY. Source: county tax records.