305 Walser Ave · Liberal, MO 64762

$25,000

4 bd · 1.0 ba · 1,147 sqft · Other public records · 29 Days on market

Built 1860 0.28 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Bring your hammer & toolbox and turn this home into a showstopper once more! This 2 story home has all the bones to be great again. The original hardwood floors are present throughout most of the home. With some sweat equity this will make a nice family home & /or investment property. The layout of the home flows well with the living room, kitchen, laundry and two bedrooms all on the first floor. In the kitchen some work has been completed in the past with laminate (granite look) counters, a stainless sink & painted cabinetry. Add some new floor covering to the kitchen, deep cleaning & refresh the paint and you'll be ready to prepare a meal. Throughout you'll find places that need wall repair, specifically in the bathroom & laundry areas. The second story holds two large bedrooms with enough space to spread out. Overall, deep cleaning, a few new windows, wall repair, new exterior siding & new paint and this home could look entirely different! An attached 1 car garage provides a great space for parking & /or hobbies. The yard is spacious with lush grass, a small tool & /or chicken shed & an old garden plot that's just begging for you to plant & call your own. This home sells AS IS. It's surrounded by beautiful homes with well-groomed yards, making this a perfect fix & flip, or keep as your own, opportunity.

Key facts

• Spacious yard
• Painted cabinetry
• Laminate counters

Tags

• ORIGINAL HARDWOOD FLOORS
• LAMINATE COUNTERS
• STAINLESS SINK
• PAINTED CABINETRY
• NEW EXTERIOR SIDING
• SPACIOUS YARD

Property features AI

Finance

• Other: Lot is level and within city limits; Lot dimensions approximately 80 x 150 (0.28 acres); Paved public road with public maintenance

Exterior

• Parking: Attached garage facing front; 1-car garage
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single family residence; Residential property; 2-story floor plan; Inside city limits; Facing not specified; Entry level not specified
• Construction: Vinyl siding and other exterior materials; Composition roof; Crawl space basement; Home is over 100 years old
• Exterior features: Porch; Outbuilding; Property needs repair / fixer

Interior

• Kitchen: Eat-in kitchen; Painted cabinets
• Bedrooms: 4 bedrooms (two on the second level, two on the first/main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bath
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Ceiling fans; Painted cabinets; Eat-in kitchen; Main floor primary bedroom; Main floor bedroom
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $25k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% 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 $923 of equity ($173 loan paydown + $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1860 — 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 $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1860 — 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 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.24% ✓
• Cap rate: 39.27%
• Cash-on-cash: 117.77%
• DSCR: 6.24
• GRM: 2.0

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: —
• Equity multiple: 7.68×
• Total profit: $46,769
• Equity at exit: $11,241

10-year hold

• IRR: —
• Equity multiple: 16.03×
• Total profit: $105,181
• Equity at exit: $17,324

Cash invested: $7,000 (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 64762

• Active inventory: 14
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$10 /mo · $116/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $687

Break-even live

Break-even rent $191

Max offer price $25,000

Occupancy floor 30%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $25,000 Active 29 DOM
2. 2026-06-18
   days on market $25,000 Active 28 DOM
3. 2026-06-17
   days on market $25,000 Active 27 DOM
4. 2026-06-16
   days on market $25,000 Active 26 DOM
5. 2026-06-15
   days on market $25,000 Active 25 DOM
6. 2026-06-14
   days on market $25,000 Active 23 DOM
7. 2026-06-12
   days on market $25,000 Active 22 DOM
8. 2026-06-09
   days on market $25,000 Active 19 DOM
9. 2026-06-08
   days on market $25,000 Active 18 DOM
10. 2026-06-07
    days on market $25,000 Active 17 DOM
11. 2026-06-05
    days on market $25,000 Active 15 DOM
12. 2026-06-02
    days on market $25,000 Active 12 DOM
13. 2026-06-01
    days on market $25,000 Active 11 DOM
14. 2026-05-31
    days on market $25,000 Active 10 DOM
15. 2026-05-30
    days on market $25,000 Active 9 DOM
16. 2026-05-21
    listed $25,000 Active
17. 2026-05-20
    listed $25,000 Active 1391-char remark

    Show marketing remark (1391 chars)

    Bring your hammer & toolbox and turn this home into a showstopper once more! This 2 story home has all the bones to be great again. The original hardwood floors are present throughout most of the home. With some sweat equity this will make a nice family home & /or investment property. The layout of the home flows well with the living room, kitchen, laundry and two bedrooms all on the first floor. In the kitchen some work has been completed in the past with laminate (granite look) counters, a stainless sink & painted cabinetry. Add some new floor covering to the kitchen, deep cleaning & refresh the paint and you'll be ready to prepare a meal. Throughout you'll find places that need wall repair, specifically in the bathroom & laundry areas. The second story holds two large bedrooms with enough space to spread out. Overall, deep cleaning, a few new windows, wall repair, new exterior siding & new paint and this home could look entirely different! An attached 1 car garage provides a great space for parking & /or hobbies. The yard is spacious with lush grass, a small tool & /or chicken shed & an old garden plot that's just begging for you to plant & call your own. This home sells AS IS. It's surrounded by beautiful homes with well-groomed yards, making this a perfect fix & flip, or keep as your own, opportunity.

ⓘ 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: $116 · $10/mo
• Projected year-2 tax: $242 · $20/mo
• Expected delta: +$127/yr (+$11/mo · 109.6%)

ⓘ 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 4/10 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: $12,731
• − Mortgage interest: −$1,400
• − Property taxes: −$116
• − Insurance: −$125
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$727
• Taxable income: $8,326
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $6,246/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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $25,000 Heartland MLS as Distributed by MLS Grid
• 2026-05-20 Listed $25,000 OGAR

Property tax history

+1.4%/yr

Latest (2025): $116 · +18.4% YoY. Source: county tax records.