104 S College · Liberal, MO 64762

$79,900

2 bd · 1.0 ba · 784 sqft · Other public records · 28 Days on market

Built 1960 0.32 ac lot

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Check out this 2 bedroom/1 bathroom house! 104 S College features a specious living room with natural lighting and beautiful hardwood floors throughout the house! Detached garage and there is plenty of storage in the utility/mudroom. Newer water heater in 2022 and updated HVAC ducts/insulation. Make this your cozy home your next address or investment property.

Key facts

• Newer water heater
• Hardwood floors
• Detached garage

Tags

• HARDWOOD FLOORS
• DETACHED GARAGE
• STORAGE IN UTILITY MUDROOM
• NEWER WATER HEATER
• UPDATED HVAC DUCTS INSULATION

Property features AI

Exterior

• Parking: Attached/detached 2-car garage; Additional 2-car detached garage parking
• Security: Smoke detector(s)
• Utilities: Cable available
• Home design: Single-family residence (freestanding); Residential property
• Construction: Stucco construction
• Exterior features: Front porch; Cleared lot; Metal roof

Interior

• Kitchen: Refrigerator; Dishwasher; Built-in gas oven
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Central heating; Cooling present
• Interior features: Refrigerator, Dishwasher, Built-in Gas Oven; Smoke detector(s); Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#453 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Liberal R-II (rural): math 31% / reading 40% proficiency, ranked #386 of 535 in MO (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberal Elem. (math 44% / reading 44%, grade F, #413 of 1,115 statewide, top 42%, 119 students, 50% FRL); Liberal Middle (math 27% / reading 42%, grade F, #243 of 391 statewide, top 65%, 66 students, 41% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: 14 active listings in the ZIP; 6 units permitted in Barton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Barton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 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: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 1.98×
• Total profit: $22,017
• Equity at exit: $35,926

10-year hold

• IRR: 18.7%
• Equity multiple: 3.72×
• Total profit: $60,915
• Equity at exit: $55,367

Cash invested: $22,372 (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 64762

• Active inventory: 14
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$16 /mo · $187/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $195

Break-even live

Break-even rent $592

Max offer price $79,900

Occupancy floor 72%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $79,900 Active 28 DOM
2. 2026-06-18
   days on market $79,900 Active 27 DOM
3. 2026-06-17
   days on market $79,900 Active 26 DOM
4. 2026-06-16
   days on market $79,900 Active 25 DOM
5. 2026-06-15
   days on market $79,900 Active 24 DOM
6. 2026-06-14
   days on market $79,900 Active 22 DOM
7. 2026-06-12
   days on market $79,900 Active 21 DOM
8. 2026-06-09
   days on market $79,900 Active 18 DOM
9. 2026-06-08
   days on market $79,900 Active 17 DOM
10. 2026-06-07
    days on market $79,900 Active 16 DOM
11. 2026-06-05
    days on market $79,900 Active 14 DOM
12. 2026-06-02
    days on market $79,900 Active 11 DOM
13. 2026-06-01
    days on market $79,900 Active 10 DOM
14. 2026-05-31
    days on market $79,900 Active 9 DOM
15. 2026-05-30
    days on market $79,900 Active 8 DOM
16. 2026-05-21
    listed $79,900 Active
17. 2023-06-23
    status Pending
18. 2023-06-23
    status Pending
19. 2023-06-23
    historical
20. 2023-06-01
    status Active
21. 2023-06-01
    status Active
22. 2023-05-17
    status Pending
23. 2023-05-17
    status Pending
24. 2023-04-21
    listed $55,000 Active
25. 2023-04-21
    listed $55,000 Active

ⓘ 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: $187 · $16/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$588/yr (+$49/mo · 313.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,072
• − Mortgage interest: −$4,476
• − Property taxes: −$187
• − Insurance: −$400
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$2,324
• Taxable income: $1,074
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,084/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: Liberal R-II
• NCES district ID: 2918510
• Math proficiency: 31% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $39,054
• Composite: 32.31/100
• National rank: #10912
• State rank: #386 of 535 in MO

Livability — Liberal

• Score: 61/100
• State rank: #453
• US rank: #18333

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberal, MO
• Population (ZIP): 1,453

Population outlook (Barton County) Hauer SSP2

• Today (2025): 10,977 people
• By 2030: 10,496 · -4.4%
• By 2040: 9,537 · -13.1%
• By 2050: 8,668 · -21.0%
• By 2075: 7,557 · -31.2%
• By 2100: 6,921 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 3% Italian 2% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Barton

• 2024 margin: Solid R (+72.2) · D 13.6% · R 85.8%
• 2008→2024 swing: -22.4pp toward R · 2008: -49.8pp · 2024: -72.2pp
• All cycles: 2024: R+72.2 2020: R+71.2 2016: R+70.2 2012: R+55.4 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+45.3% since first listed

10 events — show timeline

• 2026-05-21 Listed $79,900 OGAR
• 2023-06-23 Pending — SOMO
• 2023-06-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-06-01 Relisted — SOMO
• 2023-06-01 Relisted — Heartland MLS as Distributed by MLS Grid
• 2023-05-17 Pending — SOMO
• 2023-05-17 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-04-21 Listed $55,000 Heartland MLS as Distributed by MLS Grid
• 2023-04-21 Listed $55,000 SOMO

Property tax history

+1.6%/yr

Latest (2025): $187 · +18.3% YoY. Source: county tax records.