819 S Main St · Liberty, MO 64068

$220,000

4 bd · 1.0 ba · 912 sqft · SingleFamily public records · 52 Days on market

Built 1965 0.25 ac lot $241/sqft · 24% above area Est $219k · at est.

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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 +12.3/30.0
• ARV discount +7.3/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated property in Liberty Manor Subdivision! This charming 3 bed, 1 bath home features recent updates throughout, offering a perfect blend of modern finishes and everyday functionality. With upgrades to the home and an inviting layout, this home is a must see. Recent Updates Include: • New paint • New carpet throughout • Updated bathrooms with modern fixtures • Updated lighting and hardware Appliances: All kitchen appliances will remain in the home in their current condition. Appliances to stay AS IS, with no warranties or repairs provided by the seller. Enjoy a great location in Liberty School District, close to local amenities, shopping, and major highways. Schedule your showing today!

Key facts

• Updated bathrooms
• Local amenities
• Updated lighting

Tags

• UPDATED BATHROOMS
• UPDATED LIGHTING
• LIBERTY SCHOOL DISTRICT
• LOCAL AMENITIES
• MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-39 ($-468/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (23.8% below list).
• Recommended offer: $168k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Market conditions: Rents rising fast (+4.7%/yr); 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 52 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $167,727 (23.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.9

CMA / ARV

• ARV (median comp): $219,223
• List price: $220,000
• Delta: 0.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Georgia Ln	0.13mi	3/1.0 (-1)	888 (-3%)	20mo	$205,000	$231	68
37 Georgia Ln	0.14mi	3/2.0 (-1)	1,030 (+13%)	5mo	$260,000	$252	59
36 Georgia Ln	0.12mi	3/1.0 (-1)	1,030 (+13%)	13mo	$205,000	$199	58
819 Reed St	0.67mi	3/1.0 (-1)	912 (0%)	11mo	$199,000	$218	55
706 W Brown St	0.57mi	3/1.0 (-1)	1,009 (+11%)	0mo	$225,000	$223	51
409 Stuart St	0.56mi	3/2.0 (-1)	936 (+3%)	14mo	$200,000	$214	48
34 S Jewell St	0.73mi	3/1.0 (-1)	962 (+6%)	6mo	$240,000	$249	47
228 S Main St	0.41mi	3/1.0 (-1)	984 (+8%)	19mo	$175,000	$178	47
644 Thornton St	0.70mi	4/1.5	988 (+8%)	10mo	$229,000	$232	43
617 Thornton St	0.66mi	4/2.0	1,040 (+14%)	12mo	$230,000	$221	32
818 Reed St	0.69mi	3/1.5 (-1)	1,020 (+12%)	11mo	$250,000	$245	32
703 W Brown St	0.54mi	3/2.0 (-1)	1,020 (+12%)	18mo	$255,000	$250	32

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-35,302
• Equity at exit: $32,803

10-year hold

• IRR: -5.1%
• Equity multiple: 0.64×
• Total profit: $-21,905
• Equity at exit: $19,022

Cash invested: $61,600 (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 64068

• Rents YoY: 4.7%
• Active inventory: 189
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-39

Break-even live

Break-even rent $1,727

Max offer price $213,117

Occupancy floor 97%

Sensitivity live

Price	-10% $86	-5% $23	+0% $-39	+5% $-101	+10% $-163
Rent	-10% $-171	-5% $-105	+0% $-39	+5% $27	+10% $94
Rate	-1.0pp $72	-0.5pp $17	base $-39	+0.5pp $-96	+1.0pp $-154

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Forrest Ave Liberty, MO	1.0–3.0	1.0	754	$1,350	$1.79	2d	1	1.32mi

Listing history 14 events

1. 2026-05-04
   status Pending 757-char remark

   Show marketing remark (757 chars)

   Welcome home to this beautifully updated property in Liberty Manor Subdivision! This charming 3 bed, 1 bath home features recent updates throughout, offering a perfect blend of modern finishes and everyday functionality. With upgrades to the home and an inviting layout, this home is a must see. Recent Updates Include: • New paint • New carpet throughout • Updated bathrooms with modern fixtures • Updated lighting and hardware Appliances: All kitchen appliances will remain in the home in their current condition. Appliances to stay AS IS, with no warranties or repairs provided by the seller. Enjoy a great location in Liberty School District, close to local amenities, shopping, and major highways. Schedule your showing today!

2. 2026-04-17
   price $220,000 757-char remark

   Show marketing remark (757 chars)

   Welcome home to this beautifully updated property in Liberty Manor Subdivision! This charming 3 bed, 1 bath home features recent updates throughout, offering a perfect blend of modern finishes and everyday functionality. With upgrades to the home and an inviting layout, this home is a must see. Recent Updates Include: • New paint • New carpet throughout • Updated bathrooms with modern fixtures • Updated lighting and hardware Appliances: All kitchen appliances will remain in the home in their current condition. Appliances to stay AS IS, with no warranties or repairs provided by the seller. Enjoy a great location in Liberty School District, close to local amenities, shopping, and major highways. Schedule your showing today!

3. 2026-04-01
   price $225,000 757-char remark

   Show marketing remark (757 chars)

   Welcome home to this beautifully updated property in Liberty Manor Subdivision! This charming 3 bed, 1 bath home features recent updates throughout, offering a perfect blend of modern finishes and everyday functionality. With upgrades to the home and an inviting layout, this home is a must see. Recent Updates Include: • New paint • New carpet throughout • Updated bathrooms with modern fixtures • Updated lighting and hardware Appliances: All kitchen appliances will remain in the home in their current condition. Appliances to stay AS IS, with no warranties or repairs provided by the seller. Enjoy a great location in Liberty School District, close to local amenities, shopping, and major highways. Schedule your showing today!

4. 2026-03-17
   status Active 757-char remark

   Show marketing remark (757 chars)

   Welcome home to this beautifully updated property in Liberty Manor Subdivision! This charming 3 bed, 1 bath home features recent updates throughout, offering a perfect blend of modern finishes and everyday functionality. With upgrades to the home and an inviting layout, this home is a must see. Recent Updates Include: • New paint • New carpet throughout • Updated bathrooms with modern fixtures • Updated lighting and hardware Appliances: All kitchen appliances will remain in the home in their current condition. Appliances to stay AS IS, with no warranties or repairs provided by the seller. Enjoy a great location in Liberty School District, close to local amenities, shopping, and major highways. Schedule your showing today!

5. 2026-03-09
   status Pending 757-char remark

   Show marketing remark (757 chars)

   Welcome home to this beautifully updated property in Liberty Manor Subdivision! This charming 3 bed, 1 bath home features recent updates throughout, offering a perfect blend of modern finishes and everyday functionality. With upgrades to the home and an inviting layout, this home is a must see. Recent Updates Include: • New paint • New carpet throughout • Updated bathrooms with modern fixtures • Updated lighting and hardware Appliances: All kitchen appliances will remain in the home in their current condition. Appliances to stay AS IS, with no warranties or repairs provided by the seller. Enjoy a great location in Liberty School District, close to local amenities, shopping, and major highways. Schedule your showing today!

6. 2026-03-05
   listed $230,000 Active 757-char remark

   Show marketing remark (757 chars)

   Welcome home to this beautifully updated property in Liberty Manor Subdivision! This charming 3 bed, 1 bath home features recent updates throughout, offering a perfect blend of modern finishes and everyday functionality. With upgrades to the home and an inviting layout, this home is a must see. Recent Updates Include: • New paint • New carpet throughout • Updated bathrooms with modern fixtures • Updated lighting and hardware Appliances: All kitchen appliances will remain in the home in their current condition. Appliances to stay AS IS, with no warranties or repairs provided by the seller. Enjoy a great location in Liberty School District, close to local amenities, shopping, and major highways. Schedule your showing today!

7. 2025-12-05
   soldstatus
8. 2025-12-03
   soldstatus Closed 394-char remark

   Show marketing remark (394 chars)

   Charming Raised Ranch with Great Potential! This cozy raised ranch is ready for your personal touch and renovation vision. Conveniently located, it offers a spacious, fully fenced, level backyard—perfect for outdoor enjoyment. Exterior features include low-maintenance vinyl siding and a newer roof installed in 2019. The basement offers additional space and awaits your finishing ideas.

9. 2025-11-14
   historical Active Under Contract 394-char remark

   Show marketing remark (394 chars)

   Charming Raised Ranch with Great Potential! This cozy raised ranch is ready for your personal touch and renovation vision. Conveniently located, it offers a spacious, fully fenced, level backyard—perfect for outdoor enjoyment. Exterior features include low-maintenance vinyl siding and a newer roof installed in 2019. The basement offers additional space and awaits your finishing ideas.

10. 2025-11-08
    price $175,000 394-char remark

    Show marketing remark (394 chars)

    Charming Raised Ranch with Great Potential! This cozy raised ranch is ready for your personal touch and renovation vision. Conveniently located, it offers a spacious, fully fenced, level backyard—perfect for outdoor enjoyment. Exterior features include low-maintenance vinyl siding and a newer roof installed in 2019. The basement offers additional space and awaits your finishing ideas.

11. 2025-11-08
    status Active 394-char remark

    Show marketing remark (394 chars)

    Charming Raised Ranch with Great Potential! This cozy raised ranch is ready for your personal touch and renovation vision. Conveniently located, it offers a spacious, fully fenced, level backyard—perfect for outdoor enjoyment. Exterior features include low-maintenance vinyl siding and a newer roof installed in 2019. The basement offers additional space and awaits your finishing ideas.

12. 2025-10-29
    historical Active Under Contract 394-char remark

    Show marketing remark (394 chars)

    Charming Raised Ranch with Great Potential! This cozy raised ranch is ready for your personal touch and renovation vision. Conveniently located, it offers a spacious, fully fenced, level backyard—perfect for outdoor enjoyment. Exterior features include low-maintenance vinyl siding and a newer roof installed in 2019. The basement offers additional space and awaits your finishing ideas.

13. 2025-09-30
    listed $200,000 Active 394-char remark

    Show marketing remark (394 chars)

    Charming Raised Ranch with Great Potential! This cozy raised ranch is ready for your personal touch and renovation vision. Conveniently located, it offers a spacious, fully fenced, level backyard—perfect for outdoor enjoyment. Exterior features include low-maintenance vinyl siding and a newer roof installed in 2019. The basement offers additional space and awaits your finishing ideas.

14. 2025-09-17
    historical $200,000 394-char remark

    Show marketing remark (394 chars)

    Charming Raised Ranch with Great Potential! This cozy raised ranch is ready for your personal touch and renovation vision. Conveniently located, it offers a spacious, fully fenced, level backyard—perfect for outdoor enjoyment. Exterior features include low-maintenance vinyl siding and a newer roof installed in 2019. The basement offers additional space and awaits your finishing ideas.

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$710/yr (+$59/mo · 49.9%)

ⓘ 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 ≥107°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: $20,127
• − Mortgage interest: −$12,323
• − Property taxes: −$1,424
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$6,400
• Taxable loss: −$4,340
• Est. tax savings @ 24.0%: +$1,042
• After-tax cash flow: $574/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: 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

+10.0% since first listed

14 events — show timeline

• 2026-05-04 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $220,000 Heartland MLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $225,000 Heartland MLS as Distributed by MLS Grid
• 2026-03-17 Relisted — Heartland MLS as Distributed by MLS Grid
• 2026-03-09 Pending — Heartland MLS as Distributed by MLS Grid
• 2026-03-05 Listed $230,000 Heartland MLS as Distributed by MLS Grid
• 2025-12-05 Sold (Public Records) — Public Records
• 2025-12-03 Sold (MLS) — Heartland MLS as Distributed by MLS Grid
• 2025-11-14 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $175,000 Heartland MLS as Distributed by MLS Grid
• 2025-11-08 Relisted — Heartland MLS as Distributed by MLS Grid
• 2025-10-29 Contingent — Heartland MLS as Distributed by MLS Grid
• 2025-09-30 Listed $200,000 Heartland MLS as Distributed by MLS Grid
• 2025-09-17 Coming Soon $200,000 Heartland MLS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2024): $1,424 · -1.7% YoY. Source: county tax records.