306 E Franklin St · Liberty, MO 64068

$199,900

4 bd · 2.0 ba · 2,120 sqft · SingleFamily public records · 3 Days on market

Built 1900 10,454 sqft 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• Schools +4.5/10.0
• 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

Lots Of Room-New Roof, Paint, Hot Water Heater, Floor Covering. Fenced Back Yard. 291 Hwy To Kansas St(Also 152 Hwy) East On Kansas St To Lightburn, Left On

Key facts

• 0.24 acre lot
• 2 garage spots
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.3% 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.
• Zoned schools: Franklin Elem. (math 67% / reading 72%, grade A-, #28 of 1,115 statewide, top 3%, 245 students, 38% FRL); Liberty High (math 33% / reading 75%, grade C-, #82 of 521 statewide, top 16%, 1,997 students, 22% FRL) — zoned schools average 30% FRL vs 15% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 189 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 341 units permitted in Clay County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1900 — 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: 1.07% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $424,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Ella's Way	0.65mi	4/2.5	2,053 (-3%)	0mo	$399,990	$195	62
206 Groom St	0.50mi	3/2.0 (-1)	2,176 (+3%)	7mo	$200,000	$92	62
600 Izzy Way	0.64mi	4/3.0	2,190 (+3%)	2mo	$470,000	$215	59
500 Ella's Way	0.71mi	4/2.5	2,053 (-3%)	0mo	$412,990	$201	59
509 Ella's Way	0.65mi	4/3.0	2,042 (-4%)	3mo	$463,990	$227	57
604 Izzy Way	0.65mi	4/3.0	2,042 (-4%)	3mo	$409,990	$201	57
512 Ella's Way	0.73mi	4/2.5	2,053 (-3%)	3mo	$409,990	$200	56
513 Ella's Way	0.70mi	4/3.0	2,042 (-4%)	1mo	$455,990	$223	56
501 W Franklin St	0.54mi	4/2.0	1,917 (-10%)	8mo	$300,000	$156	52
134 S Lincoln St	0.25mi	3/3.0 (-1)	1,852 (-13%)	7mo	$265,000	$143	52
601 Izzy Way	0.61mi	4/2.5	2,356 (+11%)	3mo	$436,990	$185	49
631 Cosby St	0.58mi	3/2.5 (-1)	1,904 (-10%)	1mo	$310,000	$163	48

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-6,880
• Equity at exit: $29,806

10-year hold

• IRR: 8.3%
• Equity multiple: 1.68×
• Total profit: $37,814
• Equity at exit: $17,284

Cash invested: $55,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $342

Break-even live

Break-even rent $1,702

Max offer price $199,900

Occupancy floor 79%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 N Gallatin St Liberty, MO	4.0	2.0	1850	$1,895	$1.02	23d	1	0.58mi
1305 Craig Dr Liberty, MO	4.0	3.0	1881	$2,750	$1.46	14d	1	0.95mi
1502 McClellan Dr Liberty, MO	3.0	1.0	1518	$1,690	$1.11	12d	1	1.17mi
1502 Telford Dr Liberty, MO	4.0	4.5	2481	$2,879	$1.16	23d	1	1.45mi

Listing history 5 events

1. 2026-04-05
   status Pending
2. 2026-04-01
   listed $199,900 Active
3. 1998-09-14
   soldstatus 156-char remark

   Show marketing remark (156 chars)

   Lots Of Room-New Roof, Paint, Hot Water Heater, Floor Covering. Fenced Back Yard. 291 Hwy To Kansas St(Also 152 Hwy) East On Kansas St To Lightburn, Left On

4. 1998-09-11
   soldstatus
5. 1998-02-15
   listed $89,900 156-char remark

   Show marketing remark (156 chars)

   Lots Of Room-New Roof, Paint, Hot Water Heater, Floor Covering. Fenced Back Yard. 291 Hwy To Kansas St(Also 152 Hwy) East On Kansas St To Lightburn, Left On

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,622
• − Mortgage interest: −$11,198
• − Property taxes: −$2,553
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$5,815
• Taxable income: $957
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $3,880/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

+122.4% since first listed

5 events — show timeline

• 2026-04-05 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $199,900 Heartland MLS as Distributed by MLS Grid
• 1998-09-14 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-09-11 Sold (Public Records) — Public Records
• 1998-02-15 Listed $89,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+2.0%/yr

Latest (2025): $2,553 · +4.8% YoY. Source: county tax records.