10024 Lackland Rd · Overland, MO 63114

$130,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 40 Days on market

Built 1942 Est $144k · 10% under

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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 +19.5/30.0
• ARV discount +12.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated Ad: Owner Financing Available!Headline: Charming 3-Bed Bungalow in Overland & acirc; & euro; & ldquo; Easy Owner Financing Available!Description:Skip the bank and move right into this solid 3-bedroom, 1-bath home at 10024 Lackland Rd. Perfect for those looking for a straightforward path to homeownership without the traditional mortgage hurdles. This well-maintained bungalow is move-in ready and waiting for your personal touch!Why You & acirc; & euro; & trade; ll Love This Home:Flexible Terms: We are offering Owner Financing to qualified buyers. Stop renting and start building equity today!Solid Character: Features original wood flooring and a functional, coz

Key facts

• Fenced backyard
• Built 1942
• Listed 40 days

Tags

• ORIGINAL WOOD FLOORING
• FENCED BACKYARD
• FULL UNFINISHED BASEMENT
• QUIET OVERLAND NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $126k (2.8% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 6.2% in Overland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#436 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Ritenour (suburban): math 13% / reading 27% proficiency, ranked #304 of 324 in MO (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 120 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $130k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. Crime grade is F 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?
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: 0.97% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $144,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1940 Stedman Ct	0.10mi	2/1.0	816 (+6%)	3mo	$159,000	$195	82
10267 Niblic Dr	0.24mi	3/1.0 (+1)	768 (0%)	5mo	$129,999	$169	80
10239 Driver Ave	0.15mi	2/2.0	728 (-5%)	1mo	$165,900	$228	79
1914 Overland Dr	0.40mi	2/1.0	816 (+6%)	3mo	$165,000	$202	69
10426 Driver Ave	0.47mi	2/2.0	792 (+3%)	1mo	$135,000	$170	68
9750 Flora Ave	0.41mi	2/2.0	816 (+6%)	3mo	$199,900	$245	64
10416 Lackland Rd	0.40mi	3/1.0 (+1)	824 (+7%)	2mo	$115,000	$140	62
2324 Huntington Ave	0.48mi	2/2.0	720 (-6%)	2mo	$130,000	$181	61
2339 Dawes Pl	0.53mi	1/1.0 (-1)	728 (-5%)	1mo	$139,900	$192	61
2242 Huntington Ave	0.42mi	1/1.0 (-1)	702 (-9%)	2mo	$125,000	$178	59
10432 Driver Ave	0.50mi	2/1.0	852 (+11%)	5mo	$160,000	$188	54
10627 Canter Way	0.75mi	2/1.0	816 (+6%)	4mo	$85,000	$104	51

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 · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-12,961
• Equity at exit: $19,383

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-4,186
• Equity at exit: $11,240

Cash invested: $36,400 (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 63114

• Rents YoY: 2.0%
• Active inventory: 120
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$682
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $146

Break-even live

Break-even rent $1,078

Max offer price $130,000

Occupancy floor 83%

Sensitivity live

Price	-10% $220	-5% $183	+0% $146	+5% $110	+10% $73
Rent	-10% $47	-5% $96	+0% $146	+5% $196	+10% $246
Rate	-1.0pp $212	-0.5pp $179	base $146	+0.5pp $113	+1.0pp $78

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9905 Iveland Dr Saint Louis, MO	2.0	1.0	816	$1,370	$1.68	4d	1	0.29mi
2201 Gaebler Ave Unit A Overland, MO	2.0	1.0	710	$1,250	$1.76	25d	1	0.92mi
2201 Gaebler Ave Unit 1 Overland, MO	2.0	1.0	750	$1,300	$1.73	0d	1	0.92mi
2323 Woodson Rd Apt J Overland, MO	1.0	1.0	605	$875	$1.45	45d	1	1.04mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	0d	1	1.04mi
2323 Woodson Rd Apt I Overland, MO	1.0	1.0	650	$875	$1.35	9d	1	1.04mi
9618 De Porres Ln Saint Louis, MO	2.0	1.0	875	$1,200	$1.37	45d	1	1.22mi
10205 Saint Daniel Ln Saint Ann, MO	2.0	1.0	792	$1,450	$1.83	45d	1	1.26mi
2732 Annapolis Ave Saint Louis, MO	2.0	1.0	768	$1,250	$1.63	45d	1	1.26mi
9814 Greenery Ln Unit D Saint Louis, MO	2.0	1.0	875	$1,250	$1.43	25d	1	1.31mi
9814 Greenery Ln Saint Louis, MO	2.0	1.0	900	$1,475	$1.64	45d	1	1.31mi
9882 Greenery Ln Saint Louis, MO	2.0	1.0	900	$1,400	$1.56	45d	1	1.31mi
9826 Greenery Ln Saint Louis, MO	2.0	1.0	900	$1,275	$1.42	45d	1	1.31mi
9535 Baltimore Ave Saint Louis, MO	2.0	1.0	800	$1,145	$1.43	25d	1	1.31mi
3209 Royalton Ave Saint Louis, MO	2.0	1.0	805	$1,150	$1.43	45d	1	1.41mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	25d	1	1.43mi
9429 Baltimore Ave Saint Louis, MO	2.0	1.0	900	$1,200	$1.33	0d	1	1.43mi
3219 Royalton Ave Saint Louis, MO	2.0	1.0	792	$1,095	$1.38	23d	1	1.43mi
10900 Oak Forest Pkwy Dr St. Louis, MO	1.0–2.0	1.0	800	$1,600	$2.00	4d	6	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $130,000 Active 40 DOM
2. 2026-06-18
   days on market $130,000 Active 37 DOM
3. 2026-06-17
   days on market $130,000 Active 36 DOM
4. 2026-06-16
   days on market $130,000 Active 35 DOM
5. 2026-06-15
   days on market $130,000 Active 34 DOM
6. 2026-06-13
   days on market $130,000 Active 32 DOM
7. 2026-06-09
   days on market $130,000 Active 28 DOM
8. 2026-06-08
   days on market $130,000 Active 27 DOM
9. 2026-06-07
   days on market $130,000 Active 26 DOM
10. 2026-06-03
    days on market $130,000 Active 22 DOM
11. 2026-06-02
    days on market $130,000 Active 21 DOM
12. 2026-06-01
    days on market $130,000 Active 20 DOM
13. 2026-05-31
    days on market $130,000 Active 19 DOM
14. 2026-05-12
    listed $130,000 Active 1235-char remark
15. 2007-03-02
    soldstatus $66,500
16. 2003-09-29
    soldstatus $70,500
17. 2002-12-02
    soldstatus $30,000

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 4/10 Moderate 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,162
• − Mortgage interest: −$7,282
• − Property taxes: −$1,391
• − Insurance: −$650
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$3,782
• Taxable loss: −$368
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $1,845/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: Ritenour
• NCES district ID: 2926640
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 27% ▼ -7.00%
• Median HH income: $41,410
• Composite: 17.04/100
• National rank: #9125
• State rank: #304 of 324 in MO

Livability — Overland

• Score: 61/100
• State rank: #436
• US rank: #17870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Overland, MO
• County: Saint Louis County · 888,823 people
• City population: 33,969
• Metro: St. Louis, MO-IL
• Population (ZIP): 33,969
• Household income: $55,870
• Rent vs Own: 41.8% rent · 58.2% own
• Severe rent burden: 1595.0

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 0.64)
• Race & ethnicity: White 50% Black 30% Hispanic / Latino 11% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 2% Tagalog/Filipino 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: ▼ -276.62%
• Current HPI: 223.9305
• Rent YoY: ▲ 2.04%
• 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

+333.3% since first listed

4 events — show timeline

• 2026-05-12 Listed $130,000 FSBO.com
• 2007-03-02 Sold (Public Records) $66,500 Public Records
• 2003-09-29 Sold (Public Records) $70,500 Public Records
• 2002-12-02 Sold (Public Records) $30,000 Public Records

Property tax history

+2.9%/yr

Latest (2022): $1,391 · +0.0% YoY. Source: county tax records.