107 W Curtis St · Liberal, KS 67901

$105,000

2 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 42 Days on market

Built 1940 9,800 sqft 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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Key facts

• New bath
• New furnace
• New carpet

Tags

• NEW BATH
• NEW CARPET
• NEW TILE
• NEW SHEET ROCK
• NEW PAINT
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $20 ($244/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (6.0% below list).
• Recommended offer: $99k (6.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#123 in KS) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Liberal (town): math 7% / reading 14% proficiency, ranked #168 of 169 in KS (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sunflower Elementary School (math 8% / reading 17%, grade F, #643 of 684 statewide, top 95%, 582 students, 83% FRL); Seymour Rogers Middle School (math 4% / reading 7%, grade F, #216 of 219 statewide, top 99%, 496 students, 89% FRL); Liberal Sr High (math 7% / reading 11%, grade F, #313 of 327 statewide, top 96%, 1,353 students, 77% FRL).
• Market conditions: 75 active listings in the ZIP; 23 units permitted in Seward County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Seward County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $98,670 (6.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.94% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 8.9

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-15,684
• Equity at exit: $15,656

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-11,845
• Equity at exit: $9,078

Cash invested: $29,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kansas: 83 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; moderate court pace.

Methodology + full state rankings →

ZIP-level market 67901

• Active inventory: 75
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $20

Break-even live

Break-even rent $961

Max offer price $105,000

Occupancy floor 93%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-06-27
   status Pending
2. 2025-05-15
   listed $105,000 Active
3. 2025-02-12
   price $89,000
4. 2025-01-22
   price $92,000
5. 2025-01-22
   price $92,500
6. 2024-11-07
   price $96,500
7. 2024-09-11
   price $99,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KS · Resets to sale price

• Current annual tax: $1,977 · $165/mo
• Projected year-2 tax: $1,977 · $165/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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,840
• − Mortgage interest: −$5,882
• − Property taxes: −$1,977
• − Insurance: −$525
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$3,055
• Taxable loss: −$1,493
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $602/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
• NCES district ID: 2008730
• Math proficiency: 7% ▼ -5.00%
• Reading proficiency: 14% ▼ -2.00%
• Median HH income: $45,165
• Composite: 9.55/100
• National rank: #9846
• State rank: #168 of 169 in KS

Livability — Liberal

• Score: 72/100
• State rank: #123
• US rank: #6419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Liberal, KS
• Population (ZIP): 20,754

Population outlook (Seward County) Hauer SSP2

• Today (2025): 24,106 people
• By 2030: 24,590 · +2.0%
• By 2040: 25,797 · +7.0%
• By 2050: 27,053 · +12.2%
• By 2075: 30,074 · +24.8%
• By 2100: 31,968 · +32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% Two or more races 28% White 24% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 60% Cuban 1%
• Common ancestry: Iranian 1% Slovak 1% Italian 1%
• Foreign-born: 29% · Canada, Vietnam
• Languages at home: 39% English-only · Spanish 57% Vietnamese 1% German/W. Germanic 1%

Political lean MEDSL · Seward

• 2024 margin: Solid R (+39.0) · D 29.7% · R 68.6% · Other 1.7%
• 2008→2024 swing: +4.1pp toward D · 2008: -43.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+30.4 2016: R+32.3 2012: R+42.4 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.50%
• Current HPI: 138.9372
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+5.5% since first listed

7 events — show timeline

• 2025-06-27 Pending — SWKSBOR
• 2025-05-15 Listed $105,000 SWKSBOR
• 2025-02-12 Price Changed $89,000 SWKSBOR
• 2025-01-22 Price Changed $92,000 SWKSBOR
• 2025-01-22 Price Changed $92,500 SWKSBOR
• 2024-11-07 Price Changed $96,500 SWKSBOR
• 2024-09-11 Price Changed $99,500 SWKSBOR

Property tax history

+4.8%/yr

Latest (2025): $1,977 · +19.3% YoY. Source: county tax records.