107 W Maple St · Liberal, MO 64762

$100,000

3 bd · 1.0 ba · 2,190 sqft · Other public records · 28 Days on market

Built 1920 6,300 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Great home. Featuring 3 bedrooms, and detached garage. Perfect starter home or investment property. Available to purchase with 211 W. Maple and 104 S. College.

Key facts

• 6,300 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: 2-car garage; Driveway; 2-car detached garage
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single-family residence, freestanding
• Construction: Crawl space foundation
• Exterior features: Cleared lot; Composition roof

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; Smoke detectors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% 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-, amenities F, commute 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.
• Zoned schools: Liberal Elem. (math 44% / reading 44%, grade F, #413 of 1,115 statewide, top 42%, 119 students, 50% FRL); Liberal Middle (math 27% / reading 42%, grade F, #243 of 391 statewide, top 65%, 66 students, 41% FRL) — zoned schools at 45% FRL track the district average.
• 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 $4k of equity ($691 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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: 1.23% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 6.8

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: 22.8%
• Equity multiple: 2.29×
• Total profit: $36,206
• Equity at exit: $44,964

10-year hold

• IRR: 23.7%
• Equity multiple: 4.39×
• Total profit: $94,930
• Equity at exit: $69,295

Cash invested: $28,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $380

Break-even live

Break-even rent $751

Max offer price $100,000

Occupancy floor 64%

Sensitivity live

Price	-10% $437	-5% $408	+0% $380	+5% $352	+10% $323
Rent	-10% $283	-5% $331	+0% $380	+5% $429	+10% $477
Rate	-1.0pp $430	-0.5pp $405	base $380	+0.5pp $354	+1.0pp $328

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $100,000 Active 28 DOM
2. 2026-06-18
   days on market $100,000 Active 27 DOM
3. 2026-06-17
   days on market $100,000 Active 26 DOM
4. 2026-06-16
   days on market $100,000 Active 25 DOM
5. 2026-06-15
   days on market $100,000 Active 24 DOM
6. 2026-06-14
   days on market $100,000 Active 22 DOM
7. 2026-06-12
   days on market $100,000 Active 21 DOM
8. 2026-06-09
   days on market $100,000 Active 18 DOM
9. 2026-06-08
   days on market $100,000 Active 17 DOM
10. 2026-06-07
    days on market $100,000 Active 16 DOM
11. 2026-06-05
    days on market $100,000 Active 14 DOM
12. 2026-06-02
    days on market $100,000 Active 11 DOM
13. 2026-06-01
    days on market $100,000 Active 10 DOM
14. 2026-05-31
    days on market $100,000 Active 9 DOM
15. 2026-05-30
    days on market $100,000 Active 8 DOM
16. 2026-05-21
    listed $100,000 Active
17. 2023-06-23
    status Pending
18. 2023-06-23
    status Pending
19. 2023-06-23
    historical
20. 2023-04-21
    listed $60,000 Active
21. 2023-04-21
    listed $60,000 Active

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$645/yr (+$54/mo · 198.4%)

ⓘ 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: $14,782
• − Mortgage interest: −$5,602
• − Property taxes: −$325
• − Insurance: −$500
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,909
• Taxable income: $3,081
• Est. tax owed @ 24.0%: −$739
• After-tax cash flow: $3,820/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

+66.7% since first listed

6 events — show timeline

• 2026-05-21 Listed $100,000 OGAR
• 2023-06-23 Pending — SOMO
• 2023-06-23 Pending — Heartland MLS as Distributed by MLS Grid
• 2023-06-23 Listing Removed — Heartland MLS as Distributed by MLS Grid
• 2023-04-21 Listed $60,000 Heartland MLS as Distributed by MLS Grid
• 2023-04-21 Listed $60,000 SOMO

Property tax history

+1.8%/yr

Latest (2025): $325 · +17.7% YoY. Source: county tax records.