2015 Current St · Liberty, MO 64068

$74,900

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 8 Days on market

Built 2013 Good condition 4,356 sqft lot $535/mo HOA · 32% of rent

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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 +28.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready, thoughtfully updated, and far more spacious than you’d expect… this one might surprise you. This 3-bedroom, 2-bath 2013 Skyline manufactured home offers 1,280 square feet of clean, refreshed living space with new carpet and vinyl flooring throughout. The layout is functional and comfortable, with generously sized rooms and a dedicated laundry room that adds everyday convenience. The kitchen is designed with practicality in mind, featuring abundant cabinet storage and plenty of room to work. Whether you’re cooking, hosting, or just living your day-to-day life… it all flows easily. A wheelchair accessible front deck provides added accessibility, and th

Key facts

• 4,356 sq ft lot
• Community pool
• Built 2013

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 10.3% 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: Lillian Schumacher Elem. (math 39% / reading 49%, grade F, #469 of 1,115 statewide, top 42%, 475 students, 34% FRL); Liberty High (math 33% / reading 75%, grade C-, #82 of 521 statewide, top 16%, 1,997 students, 22% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 189 active listings in the ZIP; 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 $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $74,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.20% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $267,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2015 Current St	0.00mi	3/2.0	1,280 (0%)	1mo	$74,900	$59	99
1905 Claywoods Pkwy	0.24mi	3/1.5	1,295 (+1%)	6mo	$250,000	$193	80
1844 Current St	0.32mi	3/2.0	1,417 (+11%)	8mo	$259,900	$183	61
1873 Claywoods Pkwy	0.28mi	3/2.0	1,224 (-4%)	23mo	$280,000	$229	60
1874 Quail Ridge Dr	0.25mi	3/2.5	1,436 (+12%)	10mo	$300,000	$209	57
1833 Mourning Dove Dr	0.38mi	4/2.5 (+1)	1,424 (+11%)	2mo	$349,900	$246	55

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: 8.2%
• Equity multiple: 1.33×
• Total profit: $6,982
• Equity at exit: $11,168

10-year hold

• IRR: 19.9%
• Equity multiple: 2.91×
• Total profit: $40,118
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$535
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $250

Break-even live

Break-even rent $1,332

Max offer price $74,900

Occupancy floor 80%

Sensitivity live

Price	-10% $302	-5% $276	+0% $250	+5% $224	+10% $198
Rent	-10% $120	-5% $185	+0% $250	+5% $315	+10% $380
Rate	-1.0pp $288	-0.5pp $269	base $250	+0.5pp $230	+1.0pp $211

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $535 · $6,420/yr

Listing history 5 events

1. 2026-04-08
   status Pending
2. 2026-04-01
   listed $74,900 Active
3. 2026-04-01
   historical $74,900
4. 2026-03-28
   historical
5. 2026-03-27
   historical $74,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°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: $19,785
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$6,420
• − Depreciation: −$2,179
• Taxable income: $2,327
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $2,440/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2015 manufactured home is in good condition with updated interiors and a good exterior. It is move-in ready and has a good curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers.
• Resale Replace the front deck — Replacing the front deck can improve the home's curb appeal and make it more attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale Replace the front deck — Replacing the front deck can improve the home's curb appeal and make it more attractive to potential buyers. ↑

ⓘ 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: 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

+0.0% since first listed

5 events — show timeline

• 2026-04-08 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Listed $74,900 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $74,900 Heartland MLS as Distributed by MLS Grid
• 2026-03-28 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $74,900 Heartland MLS as Distributed by MLS Grid