204 E Yale St · Liberal, MO 64762

$65,000

4 bd · 1.0 ba · 2,097 sqft · Other public records · 34 Days on market

Built 1900 ↓ 19% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

his listing comes with something most don't -- a second buildable lot included in the price. The home at 204 E Yale sits alongside an adjacent parcel (110 Walser Ave in Liberal, MO) that previously had utilities, making a future build far more straightforward than starting from scratch. The home itself is 2,181 sq ft across two levels -- three bedrooms on the main floor, a fourth upstairs, and two full baths. There's genuine character here: brick walkways, early 1900s architectural details, and a large screened porch overlooking a fenced backyard that gives the property a presence newer construction simply can't replicate. The kitchen features a commercial-grade gas range, and the bones throughout give a buyer real options for what this becomes. For the right buyer, this works several ways. Keep the lot for extra outdoor space and privacy. Or if you're an investor, renovate the existing home as a flip or rental, then build on the second lot -- two income-producing assets from a single purchase. Properties packaged like this don't come together often, especially at this price point. If you're willing to put in the work, the upside here is hard to argue with. 4 bed | 2 bath | 2,181 sq ft | Two Levels | Buildable Lot Included | Fenced Backyard | Screened Porch | Liberal, MO

Key facts

• Screened porch
• Fenced backyard
• Parking

Tags

• BUILDABLE LOT INCLUDED
• FENCED BACKYARD
• SCREENED PORCH
• COMMERCIAL GRADE GAS RANGE

Property features AI

Exterior

• Parking: Carport (1 space)
• Home design: Single-family residence; Freestanding property
• Construction: Vinyl siding and stone exterior; Block foundation; Built with metal roof
• Exterior features: Fenced yard; Metal roof

Interior

• Kitchen: Gas range; Dishwasher
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Wood-burning fireplace; 6 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% 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 $2k of equity ($449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.93% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.26%
• DSCR: 2.70
• GRM: 4.3

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: 43.8%
• Equity multiple: 3.46×
• Total profit: $44,782
• Equity at exit: $29,227

10-year hold

• IRR: 43.6%
• Equity multiple: 6.91×
• Total profit: $107,626
• Equity at exit: $45,042

Cash invested: $18,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $580

Break-even live

Break-even rent $517

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $65,000 Active 34 DOM
2. 2026-06-18
   days on market $65,000 Active 33 DOM
3. 2026-06-17
   days on market $65,000 Active 32 DOM
4. 2026-06-16
   days on market $65,000 Active 31 DOM
5. 2026-06-15
   days on market $65,000 Active 30 DOM
6. 2026-06-14
   days on market $65,000 Active 28 DOM
7. 2026-06-12
   days on market $65,000 Active 27 DOM
8. 2026-06-09
   days on market $65,000 Active 24 DOM
9. 2026-06-08
   days on market $65,000 Active 23 DOM
10. 2026-06-07
    days on market $65,000 Active 22 DOM
11. 2026-06-05
    days on market $65,000 Active 20 DOM
12. 2026-06-02
    days on market $65,000 Active 17 DOM
13. 2026-06-01
    days on market $65,000 Active 16 DOM
14. 2026-05-31
    days on market $65,000 Active 15 DOM
15. 2026-05-30
    days on market $65,000 Active 14 DOM
16. 2026-05-18
    listed $65,000 Active 1291-char remark

    Show marketing remark (1291 chars)

    his listing comes with something most don't -- a second buildable lot included in the price. The home at 204 E Yale sits alongside an adjacent parcel (110 Walser Ave in Liberal, MO) that previously had utilities, making a future build far more straightforward than starting from scratch. The home itself is 2,181 sq ft across two levels -- three bedrooms on the main floor, a fourth upstairs, and two full baths. There's genuine character here: brick walkways, early 1900s architectural details, and a large screened porch overlooking a fenced backyard that gives the property a presence newer construction simply can't replicate. The kitchen features a commercial-grade gas range, and the bones throughout give a buyer real options for what this becomes. For the right buyer, this works several ways. Keep the lot for extra outdoor space and privacy. Or if you're an investor, renovate the existing home as a flip or rental, then build on the second lot -- two income-producing assets from a single purchase. Properties packaged like this don't come together often, especially at this price point. If you're willing to put in the work, the upside here is hard to argue with. 4 bed | 2 bath | 2,181 sq ft | Two Levels | Buildable Lot Included | Fenced Backyard | Screened Porch | Liberal, MO

17. 2026-05-16
    listed $65,000 Active
18. 2019-03-25
    soldstatus 171-char remark

    Show marketing remark (171 chars)

    Lovely four bedroom, two bath home with vinyl siding and metal roof. Home was remodeled in 1995; wiring, plumbing, vinyl thermopane windows on north and west, and siding.

19. 2019-03-25
    soldstatus

    Show marketing remark (171 chars)

    Lovely four bedroom, two bath home with vinyl siding and metal roof. Home was remodeled in 1995; wiring, plumbing, vinyl thermopane windows on north and west, and siding.

20. 2018-11-15
    listed $79,900 171-char remark

    Show marketing remark (171 chars)

    Lovely four bedroom, two bath home with vinyl siding and metal roof. Home was remodeled in 1995; wiring, plumbing, vinyl thermopane windows on north and west, and siding.

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $630 · $53/mo
• Expected delta: +$146/yr (+$12/mo · 30.1%)

ⓘ 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 ≥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: $15,017
• − Mortgage interest: −$3,641
• − Property taxes: −$485
• − Insurance: −$325
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$1,891
• Taxable income: $6,273
• Est. tax owed @ 24.0%: −$1,505
• After-tax cash flow: $5,458/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

-18.6% since first listed

5 events — show timeline

• 2026-05-18 Listed $65,000 SOMO
• 2026-05-16 Listed $65,000 OGAR
• 2019-03-25 Sold (Public Records) — Public Records
• 2019-03-25 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2018-11-15 Listed $79,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $485 · +18.2% YoY. Source: county tax records.