220 Corbin St · Liberty, MO 64068

$125,000

2 bd · 1.0 ba · 625 sqft · SingleFamily public records · 11 Days on market

Built 1945 7,841 sqft lot Est $151k · 17% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The cutest little cottage on the hill. Owner-agent.

Key facts

• Vinyl windows
• Off street parking
• Updated kitchen

Tags

• REMODELED HOME
• OFF STREET PARKING
• UPDATED KITCHEN
• UPDATED BATHROOM
• VINYL SIDING
• VINYL WINDOWS

Property features AI

Finance

• Other: Living area reported as 625 (source: public records)
• Financial info: No investor or income/expense details provided
• HOA & community: No community maintenance provided

Exterior

• Parking: Off-street parking
• Security: No security features provided
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single-family residence; One-story (ranch)
• Construction: Vinyl siding; Composition roof; Approximately 76–100 years old (age range)
• Exterior features: City lot within city limits; Paved road access; Shed(s) on the property; Lot maintenance not provided by community

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (on the first floor)
• Heating & cooling: Natural gas heating; Electric cooling (has cooling)
• Interior features: Ranch floor plan; Crawl space basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (6.6% below list).
• Recommended offer: $117k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.6% in Liberty — 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 81/100 on livability (#15 in MO, #1,487 nationally) — a professional / high-income tenant draw. Strengths: employment A+, cost of living A+, housing A+; Watch: commute F.
• Liberty 53 (suburban): math 41% / reading 59% proficiency, ranked #24 of 324 in MO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.7%/yr); 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).
• This rent is only 15% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clay County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 27y 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 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,749 (6.6% below list)

Questions for the listing agent

1. Built in 1945 — 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 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. 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: 0.93% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $151,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W Franklin St	0.39mi	2/1.0	620 (-1%)	12mo	$150,000	$242	71

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 · 4.69% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-9,569
• Equity at exit: $18,638

10-year hold

• IRR: 4.1%
• Equity multiple: 1.32×
• Total profit: $11,319
• Equity at exit: $10,808

Cash invested: $35,000 (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 64068

• Rents YoY: 4.7%
• Active inventory: 189
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $137

Break-even live

Break-even rent $995

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 E Franklin St Unit 10 Liberty, MO	1.0	1.0	750	$1,080	$1.44	43d	1	0.44mi
307 Forrest Ave Liberty, MO	1.0–3.0	1.0	754	$1,185	$1.57	1d	1	1.32mi
1220 Missouri Ct Liberty, MO	1.0–2.0	1.0	642	$1,240	$1.93	1d	23	1.38mi

Listing history 10 events

1. 2026-05-18
   listed $125,000 Active
2. 2026-01-23
   historical $900
3. 2025-11-20
   listed $900
4. 2015-02-10
   soldstatus 51-char remark

   Show marketing remark (51 chars)

   The cutest little cottage on the hill. Owner-agent.

5. 2015-02-10
   soldstatus

   Show marketing remark (51 chars)

   The cutest little cottage on the hill. Owner-agent.

6. 2015-01-26
   listed $45,000 51-char remark

   Show marketing remark (51 chars)

   The cutest little cottage on the hill. Owner-agent.

7. 2012-09-22
   listed $46,500 244-char remark

   Show marketing remark (244 chars)

   Charming Cottage Type House on the Hill with Lots of Trees and a Little Privacy. Cute Master Bedroom with Corner Windows. Some Updating, Vinyl Siding and Windows. New Furnace in 2012. Come Take a Look and See What this Home Offers. Owner-Agent.

8. 2007-10-13
   listed $62,000
9. 1999-09-28
   soldstatus
10. 1999-08-07
    listed $20,900

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$275/yr (+$23/mo · 29.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,010
• − Mortgage interest: −$7,002
• − Property taxes: −$938
• − Insurance: −$625
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$3,636
• Taxable loss: −$433
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $1,743/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: Liberty 53
• NCES district ID: 2918540
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $78,226
• Composite: 45.41/100
• National rank: #2624
• State rank: #24 of 324 in MO

Livability — Liberty

• Score: 81/100
• State rank: #15
• US rank: #1487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberty, MO
• County: Clay County · 220,651 people
• City population: 37,758
• Metro: Kansas City, MO-KS
• Population (ZIP): 37,758
• Household income: $92,297
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 695.0

Population outlook (Clay County) Hauer SSP2

• Today (2025): 266,022 people
• By 2030: 280,057 · +5.3%
• By 2040: 306,153 · +15.1%
• By 2050: 328,630 · +23.5%
• By 2075: 375,182 · +41.0%
• By 2100: 392,861 · +47.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Italian 3% Slovak 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Lean R (+5.6) · D 46.4% · R 52.0% · Other 1.6%
• 2008→2024 swing: -4.9pp toward R · 2008: -0.7pp · 2024: -5.6pp
• All cycles: 2024: R+5.6 2020: R+4.1 2016: R+11.1 2012: R+8.4 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -233.70%
• Current HPI: 223.1569
• Rent YoY: ▲ 4.69%
• Metro: Kansas City, MO-KS
• 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

+498.1% since first listed

10 events — show timeline

• 2026-05-18 Listed $125,000 Heartland MLS as Distributed by MLS Grid
• 2026-01-23 Rental Removed $900 RENTLY
• 2025-11-20 Listed for Rent $900 RENTLY
• 2015-02-10 Sold (Public Records) — Public Records
• 2015-02-10 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-01-26 Listed $45,000 Heartland MLS as Distributed by MLS Grid
• 2012-09-22 Listed $46,500 Heartland MLS as Distributed by MLS Grid
• 2007-10-13 Listed $62,000 Heartland MLS as Distributed by MLS Grid
• 1999-09-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1999-08-07 Listed $20,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $938 · +7.3% YoY. Source: county tax records.