577 S Canterbury Ln · Nixa, MO 65714

$245,000

3 bd · 2.0 ba · 1,738 sqft · Other public records · 6 Days on market

Built 2005 9,583 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 +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous 3 bedroom 2 bath home in Carriage Crossing of Nixa! Gorgeous hardwood floors, spacious Living Area and uniquely designed floor plan make this home a delight! Dining Area adjoins the updated Kitchen which includes newer stainless steel oven/range, microwave, dishwasher, and refrigerator. Roomy Master Suite has large full bath adjoining that includes tub and walk in shower. All bedrooms have big walk in closets. Lovely side deck for cookouts and enjoying the outdoors. Oversized 2 car attached garage with epoxy treated floor. This home is very well maintained. New water heater. Seller is including a paid 14 Month Warranty. Move in Ready! See this one today!

Key facts

• New floors
• Bonus room
• Walk in closets

Tags

• NIXA SCHOOLS
• NO HOA
• NEW FLOORS
• WALK IN CLOSETS
• BONUS ROOM
• SIDE PORCH

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick/mortar foundation; Composition roof; Built with traditional residential construction
• Exterior features: Privacy fencing; Asphalt road frontage on a public-maintained city street; Lot dimensions approximately 125 x 75 (0.22 acre)

Interior

• Kitchen: Dishwasher; Gas water heater
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air; Ceiling fans
• Interior features: High speed internet; 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 $245k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (26.1% below list).
• Recommended offer: $181k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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); 400 active listings in the ZIP; 9 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $181,157 (26.1% 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: 0.74% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 11.3

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: -17.0%
• Equity multiple: 0.39×
• Total profit: $-42,087
• Equity at exit: $36,530

10-year hold

• IRR: -5.0%
• Equity multiple: 0.64×
• Total profit: $-24,673
• Equity at exit: $21,183

Cash invested: $68,600 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-115

Break-even live

Break-even rent $1,957

Max offer price $224,697

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-46	+0% $-115	+5% $-184	+10% $-254
Rent	-10% $-258	-5% $-186	+0% $-115	+5% $-43	+10% $28
Rate	-1.0pp $8	-0.5pp $-53	base $-115	+0.5pp $-178	+1.0pp $-243

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: $61,250
• Closing costs: $7,350
• 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	25d	1	0.12mi
709 E Appleridge Nixa, MO	3.0	2.0	1535	$1,750	$1.14	25d	1	0.23mi
320 S Market St Unit 320 Nixa, MO	3.0	2.0	1600	$1,625	$1.02	25d	1	0.26mi
311 S Market St Unit 311 Nixa, MO	2.0	1.5	1113	$1,100	$0.99	25d	1	0.31mi
608 Cypress Ave Nixa, MO	3.0	2.0	1364	$1,925	$1.41	16d	1	0.55mi
640 Harrison St Unit 658 Nixa, MO	2.0	2.0	1264	$1,895	$1.50	23d	1	0.71mi
922 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	16d	1	1.35mi
926 S Pindall Ln Nixa, MO	4.0	2.0	1861	$2,495	$1.34	16d	1	1.36mi
930 S Pindall Ln Nixa, MO	3.0	2.0	1608	$2,195	$1.37	16d	1	1.37mi

Listing history 6 events

1. 2026-06-18
   days on market $245,000 Active 6 DOM
2. 2026-06-17
   days on market $245,000 Active 5 DOM
3. 2026-06-16
   days on market $245,000 Active 4 DOM
4. 2026-06-15
   days on market $245,000 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $245,000 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: $1,910 · $159/mo
• Projected year-2 tax: $2,376 · $198/mo
• Expected delta: +$466/yr (+$39/mo · 24.4%)

ⓘ 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: $21,739
• − Mortgage interest: −$13,724
• − Property taxes: −$1,910
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$7,127
• Taxable loss: −$5,726
• Est. tax savings @ 24.0%: +$1,374
• After-tax cash flow: $-5/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

+82.2% since first listed

18 events — show timeline

• 2026-06-12 Listed $245,000 SOMO
• 2026-04-17 Price Changed $275,000 SOMO
• 2026-03-27 Price Changed $280,000 SOMO
• 2026-03-02 Price Changed $285,000 SOMO
• 2026-02-17 Price Changed $289,000 SOMO
• 2026-01-12 Price Changed $296,000 SOMO
• 2025-10-15 Listed $298,000 SOMO
• 2023-01-19 Sold (MLS) — SOMO
• 2022-12-29 Pending — SOMO
• 2022-12-09 Relisted — SOMO
• 2022-11-14 Delisted — SOMO
• 2022-10-07 Listed $269,900 SOMO
• 2021-05-28 Sold (Public Records) — Public Records
• 2021-05-27 Sold (MLS) — SOMO
• 2021-04-29 Listed $209,000 SOMO
• 2014-09-30 Sold (Public Records) — Public Records
• 2014-09-26 Sold (MLS) — SOMO
• 2014-05-21 Listed $134,450 SOMO

Property tax history

+3.0%/yr

Latest (2025): $1,910 · +5.6% YoY. Source: county tax records.