610 N Ellen St · Nixa, MO 65714

$250,000

3 bd · 2.0 ba · 1,500 sqft · MultiFamily public records · 36 Days on market

Built 1996

---

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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Well maintained patio home in Nixa, MO. Just 15 minutes from Springfield and 40 minutes from Branson and Table Rock Lake. Located in a quiet, low traffic neighborhood.

Key facts

• Patio home
• Quiet neighborhood
• Built 1996

Tags

• PATIO HOME
• QUIET NEIGHBORHOOD
• LOW TRAFFIC NEIGHBORHOOD
• 15 MINUTES FROM SPRINGFIELD
• 40 MINUTES FROM BRANSON

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (28.2% below list).
• Recommended offer: $180k (28.2% 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: John Thomas School of Discover (math 70% / reading 68%, grade A-, #40 of 1,115 statewide, top 4%, 487 students, 19% 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 24% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 400 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• It's been on market 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

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 $179,544 (28.2% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 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: 0.72% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 11.6

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: -17.3%
• Equity multiple: 0.38×
• Total profit: $-43,692
• Equity at exit: $37,276

10-year hold

• IRR: -5.4%
• Equity multiple: 0.61×
• Total profit: $-27,292
• Equity at exit: $21,615

Cash invested: $70,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$130 /mo · $1,555/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-126

Break-even live

Break-even rent $1,955

Max offer price $227,677

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-56	+0% $-126	+5% $-197	+10% $-268
Rent	-10% $-268	-5% $-197	+0% $-126	+5% $-55	+10% $15
Rate	-1.0pp $0	-0.5pp $-63	base $-126	+0.5pp $-191	+1.0pp $-257

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 S Market St Unit 311 Nixa, MO	2.0	1.5	1113	$1,100	$0.99	25d	1	1.16mi
320 S Market St Unit 320 Nixa, MO	3.0	2.0	1600	$1,625	$1.02	25d	1	1.21mi
608 Cypress Ave Nixa, MO	3.0	2.0	1364	$1,925	$1.41	15d	1	1.23mi
640 Harrison St Unit 658 Nixa, MO	2.0	2.0	1264	$1,895	$1.50	23d	1	1.31mi
657 E Kings Carriage Blvd Nixa, MO	3.0	2.0	1424	$1,795	$1.26	25d	1	1.35mi
1116 N Arlington St Nixa, MO	3.0	2.0	2226	$2,100	$0.94	15d	1	1.36mi

Listing history 19 events

1. 2026-06-22
   days on market $250,000 Active 36 DOM
2. 2026-06-18
   days on market $250,000 Active 33 DOM
3. 2026-06-17
   days on market $250,000 Active 32 DOM
4. 2026-06-16
   days on market $250,000 Active 31 DOM
5. 2026-06-15
   days on market $250,000 Active 30 DOM
6. 2026-06-14
   days on market $250,000 Active 28 DOM
7. 2026-06-10
   days on market $250,000 Active 25 DOM
8. 2026-06-09
   days on market $250,000 Active 24 DOM
9. 2026-06-08
   days on market $250,000 Active 23 DOM
10. 2026-06-07
    days on market $250,000 Active 22 DOM
11. 2026-06-05
    days on market $250,000 Active 19 DOM
12. 2026-06-03
    days on market $250,000 Active 18 DOM
13. 2026-06-02
    days on market $250,000 Active 17 DOM
14. 2026-06-01
    days on market $250,000 Active 16 DOM
15. 2026-05-31
    days on market $250,000 Active 15 DOM
16. 2026-05-30
    days on market $250,000 Active 14 DOM
17. 2026-05-17
    listed $250,000 Active
18. 2009-10-13
    soldstatus
19. 2007-09-04
    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: $1,555 · $130/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$870/yr (+$73/mo · 56.0%)

ⓘ 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: $21,545
• − Mortgage interest: −$14,004
• − Property taxes: −$1,555
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$7,273
• Taxable loss: −$5,983
• Est. tax savings @ 24.0%: +$1,436
• After-tax cash flow: $-80/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

• 2026-05-17 Listed $250,000 FSBO.com
• 2009-10-13 Sold (Public Records) — Public Records
• 2007-09-04 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,555 · +2.0% YoY. Source: county tax records.