525 E Yale St · Liberal, MO 64762

$62,500

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 89 Days on market

Built 2003 Good condition 0.27 ac lot $51/sqft · 45% below area Est $113k · 45% under ↓ 30% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Come check out this beautiful, well maintained double wide manufactured home that comes with land and shed! Perfect for first-time homeowners. This newly updated 3 bedroom, 2 full baths double-wide in a peaceful neighborhood just minutes from Liberal public schools. Handicap accessible wheelchair ramp onto a beautiful spacious wooden deck perfect for sitting at your patio table watching sunrises and sunsets. You will love the open floor plan of the living room and kitchen that's perfect for hosting guests! The kitchen is a chef's dream kitchen that's been newly remodeled with gorgeous new cabinets, new countertops, a hidden range hood, large deep sink, stainless steel dishwasher and a walk-in pantry! Small home office space can be found in large pantry. Comes with dishwasher, washer, and dryer. Other appliances can be negotiated. The laundry room can be found off the kitchen with closet shelving for added storage. You will love the low maintenance, easy to clean new wood laminate floors throughout, and wonderfully added closet shelving throughout the home closets. After a long day, enjoy soaking in your spacious garden tub in the master bathroom. This stunning home won't last long! Dont miss out call Ida Lambrecht 417-876-7415

Key facts

• 0.27 acre lot
• Built 2003
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $59k (6.0% 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-, schools D-, amenities 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.
• 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 ($432 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,750 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.74% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.20%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $113,118
• List price: $62,500
• Delta: -44.75%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 N Main St	0.59mi	4/1.0 (+1)	1,320 (+9%)	2mo	$75,000	$57	48
228 N Main St	0.69mi	2/1.0 (-1)	1,254 (+3%)	20mo	$107,500	$86	37
204 South St	0.72mi	2/1.0 (-1)	1,064 (-12%)	4mo	$85,000	$80	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.98×
• Total profit: $34,669
• Equity at exit: $28,103

10-year hold

• IRR: 35.3%
• Equity multiple: 5.88×
• Total profit: $85,437
• Equity at exit: $43,310

Cash invested: $17,500 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $426

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 56%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2025-08-20
   price $69,000
2. 2025-05-25
   listed $62,500 Active 1248-char remark

   Show marketing remark (1248 chars)

   Come check out this beautiful, well maintained double wide manufactured home that comes with land and shed! Perfect for first-time homeowners. This newly updated 3 bedroom, 2 full baths double-wide in a peaceful neighborhood just minutes from Liberal public schools. Handicap accessible wheelchair ramp onto a beautiful spacious wooden deck perfect for sitting at your patio table watching sunrises and sunsets. You will love the open floor plan of the living room and kitchen that's perfect for hosting guests! The kitchen is a chef's dream kitchen that's been newly remodeled with gorgeous new cabinets, new countertops, a hidden range hood, large deep sink, stainless steel dishwasher and a walk-in pantry! Small home office space can be found in large pantry. Comes with dishwasher, washer, and dryer. Other appliances can be negotiated. The laundry room can be found off the kitchen with closet shelving for added storage. You will love the low maintenance, easy to clean new wood laminate floors throughout, and wonderfully added closet shelving throughout the home closets. After a long day, enjoy soaking in your spacious garden tub in the master bathroom. This stunning home won't last long! Dont miss out call Ida Lambrecht 417-876-7415

3. 2025-04-16
   price $79,500
4. 2025-02-05
   price $93,500
5. 2024-12-02
   listed $98,700 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,030
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$1,818
• Taxable income: $4,376
• Est. tax owed @ 24.0%: −$1,050
• After-tax cash flow: $4,060/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained double-wide manufactured home is in good condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and adding curb appeal features — Improved landscaping can increase both resale and rental value
• Resale Upgrading appliances — Modern appliances can attract more buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding curb appeal features — Improved landscaping can increase both resale and rental value ↑
• Resale Upgrading appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-30.1% since first listed

5 events — show timeline

• 2025-08-20 Price Changed $69,000 WCAR
• 2025-05-25 Listed $62,500 WCAR
• 2025-04-16 Price Changed $79,500 WCAR
• 2025-02-05 Price Changed $93,500 WCAR
• 2024-12-02 Listed $98,700 WCAR