1818-1820 Cedarcrest Ave · Nixa, MO 65714

$350,000

None bd · None ba · 2,667 sqft · MultiFamily public records · 3 Days on market

Built 1998 10,019 sqft lot Est $296k · 18% over

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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 +13.1/30.0
• Schools +5.6/10.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to this well maintained duplex in Nixa offering a great opportunity for investors or owner occupants alike. Each side features 2 bedrooms, 2 bathrooms, and a flexible bonus room that could serve as a second living area, office, or hobby space. These thoughtfully maintained units include granite countertops, stainless steel appliances, and subway tile backsplashes for a clean and modern feel. The spacious primary bedroom offers a large walk-in closet and private attached bathroom with a walk-in shower, while the second bedroom also includes a walk-in closet. A hall bathroom with shower tub combo and convenient laundry closet add to the functional layout. Each side enjoys a private pa

Key facts

• Flexible bonus room
• Large walk-in closet
• Granite countertops

Tags

• FLEXIBLE BONUS ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SUBWAY TILE BACKSPLASHES
• LARGE WALK-IN CLOSET
• PRIVATE ATTACHED BATHROOM

Property features AI

Finance

• Other: Lot size approximately 0.23 acres

Exterior

• Parking: Attached garage; 4 garage spaces
• Utilities: Public water; Electricity available; Water available; Sewer available; Natural gas available
• Home design: Duplex (residential income); Zoned R-1; Located in the Morris Corners subdivision
• Construction: Vinyl siding and brick exterior; Composition roof
• Exterior features: Balcony

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Microwave
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s); Balcony

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $-12 ($-146/yr) — negative. Per door: $-6/mo.
• To cash-flow at today's rent, offer at most $348k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (22.3% below list).
• Recommended offer: $272k (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: 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 537 units permitted in Christian County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $271,800 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $296,037
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1801 N 1803 N Laurel Hill Pl	0.06mi	4/4.0	2,764 (+4%)	23mo	$295,000	$107	72
1835-1837 N Plaza Dr	0.20mi	6/2.0	2,700 (+1%)	24mo	$300,000	$111	69

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.67% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.49×
• Total profit: $-50,114
• Equity at exit: $52,186

10-year hold

• IRR: -1.7%
• Equity multiple: 0.87×
• Total profit: $-12,625
• Equity at exit: $30,262

Cash invested: $98,000 (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: 21.5×

Monthly cashflow live

• Estimated rent: $2,718 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-12

Break-even live

Break-even rent $2,733

Max offer price $347,846

Occupancy floor 95%

Sensitivity live

Price	-10% $186	-5% $87	+0% $-12	+5% $-111	+10% $-210
Rent	-10% $-227	-5% $-120	+0% $-12	+5% $95	+10% $203
Rate	-1.0pp $164	-0.5pp $77	base $-12	+0.5pp $-103	+1.0pp $-195

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,718
Total (2 units)			$2,718

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 N Arlington St Nixa, MO	3.0	2.0	2226	$2,100	$0.94	15d	1	1.43mi

Listing history 5 events

1. 2026-06-02
   status $350,000 Pending 3 DOM
2. 2026-06-01
   days on market $350,000 Active 3 DOM
3. 2026-05-31
   days on market $350,000 Active 2 DOM
4. 2026-05-30
   remarks 699-char remark
5. 2026-05-30
   listed $350,000 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: $2,138 · $178/mo
• Projected year-2 tax: $3,395 · $283/mo
• Expected delta: +$1,257/yr (+$105/mo · 58.8%)

ⓘ 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 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: $32,616
• − Mortgage interest: −$19,605
• − Property taxes: −$2,138
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$10,182
• Taxable loss: −$6,278
• Est. tax savings @ 24.0%: +$1,507
• After-tax cash flow: $1,360/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

• 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

+25825.9% since first listed

5 events — show timeline

• 2026-05-29 Listed $350,000 SOMO
• 2023-10-03 Rental Removed $1,350 RENT.
• 2023-09-24 Price Changed $1,350 RENT.
• 2023-09-24 Listed for Rent — RENT.
• 2022-11-08 Rental Removed — RENT.

Property tax history

+2.8%/yr

Latest (2025): $2,138 · +6.1% YoY. Source: county tax records.