26 S Grant Ave · Liberal, KS 67901

$88,900

3 bd · 1.5 ba · 1,751 sqft · SingleFamily public records · 16 Days on market

Built 1910

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Call Landmark Real Estate @ [phone]. This beautiful home was built in 1888 in Arkalon, KS and moved to Liberal in 1910. The architectural integrity is still intact. Original wood siding, metal roof cresting, cornices, leaded glass & diamond patterned windows, and scroll type ionic porch supports all remain. The foyer and wooden staircase are breathtakingly beautiful. Home sets on 2 1/2 lot. Sale includes vacant lots south of home also. Lots 14-16.

Key facts

• 2 story home
• Both baths updated
• Garage

Tags

• 2 STORY HOME
• BOTH BATHS UPDATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#123 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Liberal (town): math 7% / reading 14% proficiency, ranked #168 of 169 in KS (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eisenhower Middle School (math 9% / reading 17%, grade F, #188 of 219 statewide, top 87%, 559 students, 79% FRL); Liberal Sr High (math 7% / reading 11%, grade F, #313 of 327 statewide, top 96%, 1,353 students, 77% FRL).
• Market conditions: 75 active listings in the ZIP; 23 units permitted in Seward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Seward County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major 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 $87,566 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 F-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: 1.40% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.0

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: 8.7%
• Equity multiple: 1.34×
• Total profit: $8,552
• Equity at exit: $13,255

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $37,071
• Equity at exit: $7,686

Cash invested: $24,892 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 67901

• Active inventory: 75
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $360

Break-even live

Break-even rent $786

Max offer price $88,900

Occupancy floor 66%

Sensitivity live

Price	-10% $410	-5% $385	+0% $360	+5% $335	+10% $310
Rent	-10% $262	-5% $311	+0% $360	+5% $409	+10% $458
Rate	-1.0pp $405	-0.5pp $383	base $360	+0.5pp $337	+1.0pp $314

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2025-06-12
   status Pending
2. 2025-05-25
   listed $88,900 Active
3. 2015-08-28
   soldstatus 464-char remark

   Show marketing remark (464 chars)

   Call Landmark Real Estate @ [phone]. This beautiful home was built in 1888 in Arkalon, KS and moved to Liberal in 1910. The architectural integrity is still intact. Original wood siding, metal roof cresting, cornices, leaded glass & diamond patterned windows, and scroll type ionic porch supports all remain. The foyer and wooden staircase are breathtakingly beautiful. Home sets on 2 1/2 lot. Sale includes vacant lots south of home also. Lots 14-16.

4. 2014-06-06
   listed $75,000 464-char remark

   Show marketing remark (464 chars)

   Call Landmark Real Estate @ [phone]. This beautiful home was built in 1888 in Arkalon, KS and moved to Liberal in 1910. The architectural integrity is still intact. Original wood siding, metal roof cresting, cornices, leaded glass & diamond patterned windows, and scroll type ionic porch supports all remain. The foyer and wooden staircase are breathtakingly beautiful. Home sets on 2 1/2 lot. Sale includes vacant lots south of home also. Lots 14-16.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/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 6/10 Major FEMA zone X (shaded) · 68% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,898
• − Mortgage interest: −$4,980
• − Property taxes: −$1,409
• − Insurance: −$444
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,586
• Taxable income: $3,095
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,579/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
• NCES district ID: 2008730
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $45,165
• Composite: 9.55/100
• National rank: #9846
• State rank: #168 of 169 in KS

Livability — Liberal

• Score: 72/100
• State rank: #123
• US rank: #6419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberal, KS
• Population (ZIP): 20,754

Population outlook (Seward County) Hauer SSP2

• Today (2025): 24,106 people
• By 2030: 24,590 · +2.0%
• By 2040: 25,797 · +7.0%
• By 2050: 27,053 · +12.2%
• By 2075: 30,074 · +24.8%
• By 2100: 31,968 · +32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 28% White 24% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 60% Cuban 1%
• Common ancestry: Iranian 1% Slovak 1% Italian 1%
• Foreign-born: 29% · Canada, Vietnam
• Languages at home: 39% English-only · Spanish 57% Vietnamese 1% German/W. Germanic 1%

Political lean MEDSL · Seward

• 2024 margin: Solid R (+39.0) · D 29.7% · R 68.6% · Other 1.7%
• 2008→2024 swing: +4.1pp toward D · 2008: -43.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+30.4 2016: R+32.3 2012: R+42.4 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.50%
• Current HPI: 138.9372
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+18.5% since first listed

4 events — show timeline

• 2025-06-12 Pending — SWKSBOR
• 2025-05-25 Listed $88,900 SWKSBOR
• 2015-08-28 Sold (MLS) — SWKSBOR
• 2014-06-06 Listed $75,000 SWKSBOR

Property tax history

+3.0%/yr

Latest (2025): $1,409 · -2.7% YoY. Source: county tax records.