110 Liberty St · Excelsior Springs, MO 64024

$120,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 1 Days on market

Built 1900 0.25 ac lot Est $162k · 26% under

---

Why this score? — see what drove the C 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hard to find handyman special. Property needs a rehabbers touch to bring it back to its former livable condition. Selling in present condition and for cash or conventional financing. Does look to have a newer roof and has metal siding. Take a look

Key facts

• 0.25 acre lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.8% vs local median 4.6% in Excelsior Springs — 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 67/100 on livability (#228 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D+, amenities F.
• Excelsior Springs 40 (town): math 27% / reading 40% proficiency, ranked #225 of 324 in MO (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 122 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 28y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1900 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $162,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Elmwood St	0.46mi	2/1.0	955 (-3%)	3mo	$169,000	$177	71
601 Prospect St	0.37mi	3/1.0 (+1)	960 (-2%)	9mo	$225,000	$234	66
519 Prospect St	0.31mi	2/1.0	1,102 (+12%)	0mo	$208,900	$190	65
128 Wildwood Ave	0.46mi	2/1.0	920 (-6%)	3mo	$115,000	$125	65
625 Benton Ave	0.54mi	2/1.0	1,050 (+7%)	6mo	$69,750	$66	59
815 Wilhite St	0.60mi	3/1.0 (+1)	944 (-4%)	3mo	$180,000	$191	58
602 Saint Louis Ave	0.43mi	2/1.0	1,109 (+13%)	4mo	$182,500	$165	55
712 St Louis Ave	0.44mi	2/1.0	1,120 (+14%)	2mo	$109,900	$98	54
1 Vine St	0.50mi	3/1.0 (+1)	1,108 (+13%)	0mo	$155,000	$140	50
1004 Hickory St	0.65mi	3/1.0 (+1)	1,100 (+12%)	1mo	$175,000	$159	44
729 Hazel St	0.68mi	3/1.0 (+1)	894 (-9%)	7mo	$45,000	$50	42
600 Centralia Ave	0.73mi	3/1.0 (+1)	880 (-11%)	7mo	$185,000	$210	38

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-9,683
• Equity at exit: $17,892

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,174
• Equity at exit: $10,375

Cash invested: $33,600 (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 64024

• Home prices YoY: -15.3%
• Active inventory: 122
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$629
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $153

Break-even live

Break-even rent $1,037

Max offer price $120,000

Occupancy floor 83%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 South St Excelsior Springs, MO	1.0	1.0	602	$900	$1.49	2d	2	0.35mi
317 Woods St Excelsior Springs, MO	2.0	1.0	884	$1,350	$1.53	2d	1	0.84mi
410 N Titus Ave Excelsior Springs, MO	3.0	2.0	910	$1,476	$1.62	44d	1	0.89mi
1406 Magnolia W Excelsior Springs, MO	2.0	1.0	750	$895	$1.19	21d	2	0.98mi
701 Tiger Dr Excelsior Springs, MO	2.0	1.5	800	$1,250	$1.56	2d	1	1.44mi

Listing history 23 events

1. 2026-04-23
   status Pending
2. 2026-04-23
   listed $120,000 Active
3. 2026-04-19
   historical $120,000
4. 2025-02-09
   historical $1,099
5. 2025-02-01
   price $1,099
6. 2024-12-18
   price $1,149
7. 2024-11-30
   listed $1,195
8. 2022-07-22
   status Pending
9. 2022-07-21
   historical
10. 2022-07-18
    status Active
11. 2022-07-15
    status Pending
12. 2022-07-08
    listed $135,000 Active
13. 2022-01-28
    soldstatus Closed 247-char remark

    Show marketing remark (247 chars)

    Hard to find handyman special. Property needs a rehabbers touch to bring it back to its former livable condition. Selling in present condition and for cash or conventional financing. Does look to have a newer roof and has metal siding. Take a look

14. 2021-12-29
    status Pending 247-char remark

    Show marketing remark (247 chars)

    Hard to find handyman special. Property needs a rehabbers touch to bring it back to its former livable condition. Selling in present condition and for cash or conventional financing. Does look to have a newer roof and has metal siding. Take a look

15. 2021-12-14
    price $39,900 247-char remark

    Show marketing remark (247 chars)

    Hard to find handyman special. Property needs a rehabbers touch to bring it back to its former livable condition. Selling in present condition and for cash or conventional financing. Does look to have a newer roof and has metal siding. Take a look

16. 2021-10-21
    listed $49,900 Active 247-char remark

    Show marketing remark (247 chars)

    Hard to find handyman special. Property needs a rehabbers touch to bring it back to its former livable condition. Selling in present condition and for cash or conventional financing. Does look to have a newer roof and has metal siding. Take a look

17. 2016-01-08
    soldstatus
18. 2015-10-19
    listed $23,900
19. 2003-11-24
    soldstatus
20. 2003-03-14
    listed $24,500
21. 1999-07-22
    soldstatus
22. 1999-07-16
    soldstatus
23. 1998-10-26
    listed $34,900

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,770
• − Mortgage interest: −$6,722
• − Property taxes: −$1,680
• − Insurance: −$600
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,491
• Taxable loss: −$86
• Est. tax savings @ 24.0%: +$21
• After-tax cash flow: $1,858/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: Excelsior Springs 40
• NCES district ID: 2911650
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $52,747
• Composite: 29.32/100
• National rank: #6548
• State rank: #225 of 324 in MO

Livability — Excelsior Springs

• Score: 67/100
• State rank: #228
• US rank: #11166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Excelsior Springs, MO
• County: Clay County · 220,651 people
• City population: 15,574
• Metro: Kansas City, MO-KS
• Population (ZIP): 15,574
• Household income: $77,895
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 329.0

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% Two or more races 7% Hispanic / Latino 6% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Italian 2% Serbian 2% Portuguese 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -54.83%
• Current HPI: 302.9184
• Rent YoY: —
• 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

+243.8% since first listed

23 events — show timeline

• 2026-04-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-23 Listed $120,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-19 Coming Soon $120,000 Heartland MLS as Distributed by MLS Grid
• 2025-02-09 Rental Removed $1,099 SHOWMOJO
• 2025-02-01 Price Changed $1,099 SHOWMOJO
• 2024-12-18 Price Changed $1,149 SHOWMOJO
• 2024-11-30 Listed for Rent $1,195 SHOWMOJO
• 2022-07-22 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-07-21 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2022-07-18 Relisted — Heartland MLS as Distributed by MLS Grid
• 2022-07-15 Pending — Heartland MLS as Distributed by MLS Grid
• 2022-07-08 Listed $135,000 Heartland MLS as Distributed by MLS Grid
• 2022-01-28 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2021-12-29 Pending — Heartland MLS as Distributed by MLS Grid
• 2021-12-14 Price Changed $39,900 Heartland MLS as Distributed by MLS Grid
• 2021-10-21 Listed $49,900 Heartland MLS as Distributed by MLS Grid
• 2016-01-08 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2015-10-19 Listed $23,900 Heartland MLS as Distributed by MLS Grid
• 2003-11-24 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2003-03-14 Listed $24,500 Heartland MLS as Distributed by MLS Grid
• 1999-07-22 Sold (Public Records) — Public Records
• 1999-07-16 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 1998-10-26 Listed $34,900 Heartland MLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,680 · +9.9% YoY. Source: county tax records.