2410 Mockingbird Ln · Florissant, MO 63031

$135,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 16 Days on market

Built 1960 7,705 sqft lot Est $179k · 25% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Projected rental potential of $1,495/month makes this an excellent candidate for long-term hold or Section 8 placement. Ideal for investors looking to build equity through light to moderate renovations while securing steady income in a high-demand rental market. Property is being conveyed as-is and the seller reserves the right to accept an offer at any time. The buyer will be responsible for verifying all property details and condition.

Key facts

• 7,705 sq ft lot
• 2 parking spots
• Built 1960

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$179,088) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 6.3% in Florissant — 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 73/100 on livability (#82 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities D+, commute F.
• Hazelwood (suburban): math 11% / reading 26% proficiency, ranked #306 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lusher Elem. (math 12% / reading 22%, grade F, #967 of 1,115 statewide, top 88%, 379 students, 64% FRL); Hazelwood West High (math 16% / reading 42%, grade F, #407 of 521 statewide, top 78%, 2,042 students, 54% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 271 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $50k; list at $135k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.24% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.34%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $179,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2216 Foggy Bottom Dr	0.18mi	3/2.0	1,189 (+9%)	2mo	$130,000	$109	73
1910 Flamingo Dr	0.30mi	3/1.0	1,025 (-6%)	1mo	$199,500	$195	73
2377 Farflung Dr	0.47mi	3/2.5	1,100 (+1%)	2mo	$204,900	$186	71
2171 Farthing Ct	0.22mi	3/2.0	1,189 (+9%)	3mo	$195,000	$164	71
2397 Millvalley Dr	0.49mi	4/2.0 (+1)	1,100 (+1%)	1mo	$169,900	$154	68
290 Francisca Dr	0.73mi	3/1.5	1,092 (0%)	1mo	$145,000	$133	65
2490 Mullanphy Ln	0.30mi	3/1.0	952 (-13%)	2mo	$167,500	$176	61
2370 Hawthorne Manor Dr	0.33mi	3/1.0	952 (-13%)	1mo	$175,900	$185	61
2328 Urbandale Dr	0.67mi	3/2.0	1,025 (-6%)	1mo	$140,400	$137	56
2425 Lindsay Ln	0.48mi	3/1.0	960 (-12%)	1mo	$205,000	$214	54
2334 White Ash Ct	0.65mi	3/2.0	1,189 (+9%)	2mo	$189,900	$160	51
2572 Auburnhill Ct	0.55mi	4/3.0 (+1)	1,189 (+9%)	2mo	$185,000	$156	46

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 · 4.27% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $5,062
• Equity at exit: $20,129

10-year hold

• IRR: 14.1%
• Equity multiple: 2.20×
• Total profit: $45,487
• Equity at exit: $11,672

Cash invested: $37,800 (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 63031

• Rents YoY: 4.3%
• Active inventory: 271
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$708
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $389

Break-even live

Break-even rent $1,180

Max offer price $135,000

Occupancy floor 72%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1545 Swan Dr Florissant, MO	3.0	1.0	1064	$1,590	$1.49	8d	1	0.03mi
1315 Bobolink Dr Florissant, MO	3.0	2.0	1025	$1,700	$1.66	12d	1	0.26mi
2400 Teakwood Manor Dr Florissant, MO	3.0	2.0	1380	$1,725	$1.25	44d	1	0.39mi
2316 Millvalley Dr Florissant, MO	3.0	3.0	1189	$1,696	$1.43	15d	1	0.39mi
1095 Cedar Pl Florissant, MO	3.0	1.5	1107	$1,710	$1.54	2d	1	0.40mi
2245 Lindsay Ln Florissant, MO	4.0	2.0	1466	$1,800	$1.23	16d	1	0.48mi
2160 Splendor Dr Florissant, MO	3.0	2.0	1100	$1,800	$1.64	3d	1	0.59mi
1540 Aspen Dr Florissant, MO	3.0	2.0	912	$1,395	$1.53	8d	1	0.68mi
2485 Jenkee Dr Florissant, MO	3.0	1.0	960	$1,376	$1.43	2d	1	0.76mi
1395 Bluebird Dr Florissant, MO	3.0	2.0	1168	$1,599	$1.37	16d	1	0.76mi
1095 Humes Ln Florissant, MO	3.0	1.5	1100	$1,650	$1.50	4d	1	0.94mi
1145 Swallow Ln Florissant, MO	3.0	2.0	1288	$1,645	$1.28	3d	1	0.96mi
1015 Lindsay Ln Florissant, MO	3.0	2.0	988	$1,600	$1.62	24d	1	1.05mi
9 Charlotte Dr Florissant, MO	3.0	1.5	1404	$1,641	$1.17	4d	1	1.10mi
855 Daniel Boone Dr Florissant, MO	3.0	1.0	964	$1,400	$1.45	44d	1	1.22mi
2280 Keeven Ln Florissant, MO	1.0–3.0	1.0–1.5	805	$1,290	$1.60	2d	14	1.22mi
3015 Matlock Dr Florissant, MO	3.0	1.0	950	$1,475	$1.55	44d	1	1.31mi
765 Babler Dr Florissant, MO	3.0	2.0	888	$1,700	$1.91	8d	1	1.31mi
2857 Dawnview Dr Florissant, MO	3.0	1.0	890	$1,325	$1.49	8d	1	1.37mi
840 Dawnview Ct Florissant, MO	3.0	1.5	750	$900	$1.20	24d	1	1.42mi
775 Sherwood Dr Florissant, MO	3.0	1.0	1023	$1,690	$1.65	44d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $135,000 Active 16 DOM
2. 2026-06-17
   days on market $135,000 Active 15 DOM
3. 2026-06-16
   days on market $135,000 Active 14 DOM
4. 2026-06-15
   days on market $135,000 Active 13 DOM
5. 2026-06-13
   days on market $135,000 Active 11 DOM
6. 2026-06-13
   statusdays on market $135,000 Active 10 DOM
7. 2026-03-27
   status Pending
8. 2026-03-17
   listed $135,000 Active
9. 2026-01-01
   listed $2,000,000 Active
10. 2015-03-18
    soldstatus $50,000
11. 2015-03-17
    soldstatus $47,000
12. 2015-03-10
    soldstatus $28,765

ⓘ 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: $2,017 · $168/mo
• Projected year-2 tax: $2,017 · $168/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,063
• − Mortgage interest: −$7,562
• − Property taxes: −$2,017
• − Insurance: −$675
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$3,927
• Taxable income: $2,672
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $4,022/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: Hazelwood
• NCES district ID: 2913830
• Math proficiency: 11% ▼ -13.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $51,621
• Composite: 16.77/100
• National rank: #9156
• State rank: #306 of 324 in MO

Livability — Florissant

• Score: 73/100
• State rank: #82
• US rank: #5406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florissant, MO
• County: Saint Louis County · 888,823 people
• City population: 69,104
• Metro: St. Louis, MO-IL
• Population (ZIP): 50,196
• Household income: $70,811
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 1279.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 1,025,227 people
• By 2030: 1,028,023 · +0.3%
• By 2040: 1,020,940 · -0.4%
• By 2050: 1,007,280 · -1.8%
• By 2075: 987,277 · -3.7%
• By 2100: 921,984 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 49% Black 41% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 3% Swedish 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · St. Louis

• 2024 margin: Strong D (+23.4) · D 60.8% · R 37.4% · Other 1.7%
• 2008→2024 swing: +3.5pp toward D · 2008: 19.9pp · 2024: 23.4pp
• All cycles: 2024: D+23.4 2020: D+24.0 2016: D+16.2 2012: D+13.7 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -223.57%
• Current HPI: 202.7192
• Rent YoY: ▲ 4.27%
• Metro: St. Louis, MO-IL
• 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

+369.3% since first listed

6 events — show timeline

• 2026-03-27 Pending — MARIS as Distributed by MLS Grid
• 2026-03-17 Listed $135,000 MARIS as Distributed by MLS Grid
• 2026-01-01 Listed $2,000,000 MARIS as Distributed by MLS Grid
• 2015-03-18 Sold (Public Records) $50,000 Public Records
• 2015-03-17 Sold (Public Records) $47,000 Public Records
• 2015-03-10 Sold (Public Records) $28,765 Public Records

Property tax history

+2.5%/yr

Latest (2022): $2,017 · +2.7% YoY. Source: county tax records.