205 E Maple St · Liberal, MO 64762

$90,000

2 bd · 1.0 ba · 1,052 sqft · Other public records · 73 Days on market

Built 1920 0.40 ac lot $86/sqft · 9% below area Est $99k · 9% under

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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 +25.2/30.0
• ARV discount +11.6/15.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• 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

This charming 2 bedroom, 2 bathroom property sits on a spacious 0.40-acre lot and offers the perfect blend of comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home checks all the boxes. The one-car garage provides added storage and protection from the elements. Step outside to enjoy the fully fenced backyard — ideal for kids, pets, or entertaining. There’s even a dedicated dog shed, giving your furry friends a space of their own. Located just minutes from local schools, this home offers unbeatable convenience in a great setting. Don’t miss your chance to make it yours! All photos and info to be updated prior to active date.

Key facts

• 0.4 acre lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $90k).
• Recommended offer: $85k (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 $3k of equity ($622 loan paydown + $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (median comp): $99,071
• List price: $90,000
• Delta: -9.16%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.94×
• Total profit: $23,631
• Equity at exit: $40,468

10-year hold

• IRR: 18.0%
• Equity multiple: 3.62×
• Total profit: $66,101
• Equity at exit: $62,366

Cash invested: $25,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $201

Break-even live

Break-even rent $674

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-07
   status $90,000 Pending 73 DOM
2. 2026-06-05
   days on market $90,000 Active 73 DOM
3. 2026-06-02
   days on market $90,000 Active 70 DOM
4. 2026-06-01
   days on market $90,000 Active 69 DOM
5. 2026-05-31
   days on market $90,000 Active 68 DOM
6. 2026-05-30
   days on market $90,000 Active 67 DOM
7. 2026-04-20
   status Active 720-char remark

   Show marketing remark (720 chars)

   This charming 2 bedroom, 2 bathroom property sits on a spacious 0.40-acre lot and offers the perfect blend of comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home checks all the boxes. The one-car garage provides added storage and protection from the elements. Step outside to enjoy the fully fenced backyard — ideal for kids, pets, or entertaining. There’s even a dedicated dog shed, giving your furry friends a space of their own. Located just minutes from local schools, this home offers unbeatable convenience in a great setting. Don’t miss your chance to make it yours! All photos and info to be updated prior to active date.

8. 2026-03-30
   status Pending 720-char remark

   Show marketing remark (720 chars)

   This charming 2 bedroom, 2 bathroom property sits on a spacious 0.40-acre lot and offers the perfect blend of comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home checks all the boxes. The one-car garage provides added storage and protection from the elements. Step outside to enjoy the fully fenced backyard — ideal for kids, pets, or entertaining. There’s even a dedicated dog shed, giving your furry friends a space of their own. Located just minutes from local schools, this home offers unbeatable convenience in a great setting. Don’t miss your chance to make it yours! All photos and info to be updated prior to active date.

9. 2026-03-04
   listed $95,000 Active 720-char remark

   Show marketing remark (720 chars)

   This charming 2 bedroom, 2 bathroom property sits on a spacious 0.40-acre lot and offers the perfect blend of comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home checks all the boxes. The one-car garage provides added storage and protection from the elements. Step outside to enjoy the fully fenced backyard — ideal for kids, pets, or entertaining. There’s even a dedicated dog shed, giving your furry friends a space of their own. Located just minutes from local schools, this home offers unbeatable convenience in a great setting. Don’t miss your chance to make it yours! All photos and info to be updated prior to active date.

10. 2026-03-03
    historical $95,000 720-char remark

    Show marketing remark (720 chars)

    This charming 2 bedroom, 2 bathroom property sits on a spacious 0.40-acre lot and offers the perfect blend of comfort and convenience. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home checks all the boxes. The one-car garage provides added storage and protection from the elements. Step outside to enjoy the fully fenced backyard — ideal for kids, pets, or entertaining. There’s even a dedicated dog shed, giving your furry friends a space of their own. Located just minutes from local schools, this home offers unbeatable convenience in a great setting. Don’t miss your chance to make it yours! All photos and info to be updated prior to active date.

11. 2021-07-16
    soldstatus 331-char remark

    Show marketing remark (331 chars)

    Super cute and ultra practical 2 bedroom, 2 bathroom bungalow home located in Liberal Missouri. Recently redone, this inviting exterior features a large living room, spacious bedrooms, updated and modern style bathrooms, a beautifully redone kitchen with stainless steel appliances, mudroom, fenced yard, and detached 1 car garage.

12. 2021-07-13
    soldstatus
13. 2021-07-13
    soldstatus
14. 2021-05-20
    listed $69,500 331-char remark

    Show marketing remark (331 chars)

    Super cute and ultra practical 2 bedroom, 2 bathroom bungalow home located in Liberal Missouri. Recently redone, this inviting exterior features a large living room, spacious bedrooms, updated and modern style bathrooms, a beautifully redone kitchen with stainless steel appliances, mudroom, fenced yard, and detached 1 car garage.

15. 2021-05-20
    listed $69,500

    Show marketing remark (331 chars)

    Super cute and ultra practical 2 bedroom, 2 bathroom bungalow home located in Liberal Missouri. Recently redone, this inviting exterior features a large living room, spacious bedrooms, updated and modern style bathrooms, a beautifully redone kitchen with stainless steel appliances, mudroom, fenced yard, and detached 1 car garage.

16. 2007-02-28
    soldstatus
17. 2007-01-08
    listed $33,000

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$593/yr (+$49/mo · 212.0%)

ⓘ 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 5/10 Major
• 🌡 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: $11,153
• − Mortgage interest: −$5,041
• − Property taxes: −$280
• − Insurance: −$450
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$2,618
• Taxable income: $979
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,182/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

+187.9% since first listed

11 events — show timeline

• 2026-04-20 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-30 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-04 Listed $95,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-03 Coming Soon $95,000 Heartland MLS as Distributed by MLS Grid
• 2021-07-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-07-13 Sold (Public Records) — Public Records
• 2021-07-13 Sold (MLS) — OGAR
• 2021-05-20 Listed $69,500 Heartland MLS as Distributed by MLS Grid
• 2021-05-20 Listed $69,500 OGAR
• 2007-02-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2007-01-08 Listed $33,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $280 · +17.9% YoY. Source: county tax records.