13453 Coliseum Dr Unit E · Chesterfield, MO 63017

$124,900

2 bd · 2.0 ba · 1,000 sqft · Condo · 89 Days on market

Built 1970 $125/sqft · 25% below area Est $167k · 25% under $422/mo HOA · 23% of rent

---

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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +9.6/10.0
• DSCR +6.4/10.0
• Schools +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Chesterfield location! Don’t miss this beautifully maintained and move-in ready condo that checks all the boxes. You’ll love the stylish mix of parquet and luxury vinyl flooring throughout, along with two spacious bedrooms and two full baths. The primary suite features a custom-built closet system, perfect for keeping things organized in style. Enjoy modern updates including the chef inspired kitchen, plus all the perks of easy condo living — assigned underground parking, extra storage, and access to a sparkling pool and clubhouse ideal for relaxing or entertaining. Located just minutes from shopping, dining, and major highways, this home combines comfort, convenience, and location in one unbeatable package. Schedule your tour today — this one won’t last!

Key facts

• Clubhouse
• Extra storage
• $422 HOA

Tags

• CUSTOM BUILT CLOSET SYSTEM
• CHEF INSPIRED KITCHEN
• ASSIGNED UNDERGROUND PARKING
• EXTRA STORAGE
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Chesterfield — 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 71/100 on livability (#110 in MO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living D-.
• Parkway C-2 (suburban): math 49% / reading 62% proficiency, ranked #18 of 324 in MO (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: River Bend Elem. (math 42% / reading 61%, grade C-, #268 of 1,115 statewide, top 24%, 423 students, 18% FRL); Central Middle (math 53% / reading 64%, grade B, #24 of 391 statewide, top 6%, 925 students, 14% FRL); Central High (math 53% / reading 73%, grade B-, #26 of 521 statewide, top 5%, 1,244 students, 13% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 228 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 920 units permitted in St. Louis County in 2024 (250 in 5+ unit buildings).
• This rent is only 17% of the median local income ($127k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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: HOA is 23% of rent.
• 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.46% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 5.7

CMA / ARV

• ARV (median comp): $167,369
• List price: $124,900
• Delta: -25.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,355
• Equity at exit: $18,623

10-year hold

• IRR: 9.5%
• Equity multiple: 1.85×
• Total profit: $29,670
• Equity at exit: $10,799

Cash invested: $34,972 (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 63017

• Rents YoY: 5.5%
• Active inventory: 228
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$422
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $155

Break-even live

Break-even rent $1,627

Max offer price $124,900

Occupancy floor 87%

Sensitivity live

Price	-10% $241	-5% $198	+0% $155	+5% $112	+10% $68
Rent	-10% $11	-5% $83	+0% $155	+5% $227	+10% $299
Rate	-1.0pp $218	-0.5pp $187	base $155	+0.5pp $122	+1.0pp $90

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1173 Pompeii Dr Chesterfield, MO	1.0–2.0	1.0–2.0	950	$1,799	$1.89	0d	24	0.09mi
13630 Riverway Dr Chesterfield, MO	1.0–2.0	1.0	715	$1,499	$2.10	0d	9	0.30mi
616 Broadmoor Dr Unit C Chesterfield, MO	3.0	2.0	1120	$1,795	$1.60	9d	1	0.32mi
621 Broadmoor Dr Chesterfield, MO	2.0	2.0	900	$1,945	$2.16	45d	1	0.36mi
502 Broadmoor Dr Unit 506 Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	25d	1	0.37mi
506 Broadmoor Dr Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	45d	1	0.37mi
1231 Creve Coeur Crossing Ln Unit I Chesterfield, MO	2.0	2.0	868	$1,395	$1.61	0d	1	0.38mi
631 Broadmoor Dr Unit A Chesterfield, MO	3.0	2.0	1050	$2,000	$1.90	45d	1	0.44mi

HOA detail condo

• Monthly dues: $422 · $5,064/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-21
   days on market $124,900 Active 89 DOM
2. 2026-06-18
   days on market $124,900 Active 86 DOM
3. 2026-06-17
   days on market $124,900 Active 85 DOM
4. 2026-06-16
   days on market $124,900 Active 84 DOM
5. 2026-06-15
   days on market $124,900 Active 83 DOM
6. 2026-06-13
   days on market $124,900 Active 81 DOM
7. 2026-06-13
   days on market $124,900 Active 80 DOM
8. 2026-06-09
   days on market $124,900 Active 77 DOM
9. 2026-06-08
   days on market $124,900 Active 76 DOM
10. 2026-06-07
    days on market $124,900 Active 75 DOM
11. 2026-06-03
    days on market $124,900 Active 71 DOM
12. 2026-06-02
    days on market $124,900 Active 70 DOM
13. 2026-06-01
    days on market $124,900 Active 69 DOM
14. 2026-05-31
    days on market $124,900 Active 68 DOM
15. 2026-03-24
    listed $124,900 Active 801-char remark

    Show marketing remark (801 chars)

    Prime Chesterfield location! Don’t miss this beautifully maintained and move-in ready condo that checks all the boxes. You’ll love the stylish mix of parquet and luxury vinyl flooring throughout, along with two spacious bedrooms and two full baths. The primary suite features a custom-built closet system, perfect for keeping things organized in style. Enjoy modern updates including the chef inspired kitchen, plus all the perks of easy condo living — assigned underground parking, extra storage, and access to a sparkling pool and clubhouse ideal for relaxing or entertaining. Located just minutes from shopping, dining, and major highways, this home combines comfort, convenience, and location in one unbeatable package. Schedule your tour today — this one won’t last!

16. 2025-06-03
    status Active
17. 2025-06-02
    price $135,000
18. 2025-03-25
    price $140,000
19. 2025-02-27
    price $150,000
20. 2025-01-09
    listed $160,000 Active
21. 2024-11-11
    historical
22. 2024-10-29
    price $169,000
23. 2024-10-02
    listed $175,000 Active
24. 2020-12-03
    status Pending
25. 2020-11-25
    soldstatus Closed
26. 2020-10-23
    historical Active Under Contract
27. 2020-09-17
    status Active
28. 2020-09-08
    historical Active Under Contract
29. 2020-08-26
    listed $109,900 Active
30. 2016-07-28
    status Pending
31. 2016-07-28
    soldstatus Closed
32. 2016-07-01
    historical Contingent (No Kickout)
33. 2016-06-16
    listed $89,900 Active
34. 2015-09-16
    soldstatus Closed
35. 2015-08-04
    price $57,500
36. 2015-08-04
    historical Contingent (No Kickout)
37. 2015-06-30
    price $61,500
38. 2015-05-27
    listed $67,500 Active

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

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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,873
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − HOA: −$5,064
• − Depreciation: −$3,633
• Taxable income: $181
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $1,814/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: Parkway C-2
• NCES district ID: 2923580
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 62% ▼ -2.00%
• Median HH income: $83,551
• Composite: 50.5/100
• National rank: #1851
• State rank: #18 of 324 in MO

Livability — Chesterfield

• Score: 71/100
• State rank: #110
• US rank: #7054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chesterfield, MO
• County: Saint Louis County · 888,823 people
• City population: 43,243
• Metro: St. Louis, MO-IL
• Population (ZIP): 43,243
• Household income: $127,095
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 1012.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 13% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Scotch-Irish 3% Romanian 3% Slovak 3%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 84% English-only · Other Indo-European 5% Other Asian/Pacific 4% Chinese 2%

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: ▼ -230.79%
• Current HPI: 218.3938
• Rent YoY: ▲ 5.52%
• 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

+85.0% since first listed

24 events — show timeline

• 2026-03-24 Listed $124,900 MARIS as Distributed by MLS Grid
• 2025-06-03 Relisted — MARIS as Distributed by MLS Grid
• 2025-06-02 Price Changed $135,000 MARIS as Distributed by MLS Grid
• 2025-03-25 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2025-02-27 Price Changed $150,000 MARIS as Distributed by MLS Grid
• 2025-01-09 Listed $160,000 MARIS as Distributed by MLS Grid
• 2024-11-11 Delisted — MARIS as Distributed by MLS Grid
• 2024-10-29 Price Changed $169,000 MARIS as Distributed by MLS Grid
• 2024-10-02 Listed $175,000 MARIS as Distributed by MLS Grid
• 2020-12-03 Pending — MARIS as Distributed by MLS Grid
• 2020-11-25 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2020-10-23 Contingent — MARIS as Distributed by MLS Grid
• 2020-09-17 Relisted — MARIS as Distributed by MLS Grid
• 2020-09-08 Contingent — MARIS as Distributed by MLS Grid
• 2020-08-26 Listed $109,900 MARIS as Distributed by MLS Grid
• 2016-07-28 Pending — MARIS as Distributed by MLS Grid
• 2016-07-28 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2016-07-01 Contingent — MARIS as Distributed by MLS Grid
• 2016-06-16 Listed $89,900 MARIS as Distributed by MLS Grid
• 2015-09-16 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2015-08-04 Price Changed $57,500 MARIS as Distributed by MLS Grid
• 2015-08-04 Contingent — MARIS as Distributed by MLS Grid
• 2015-06-30 Price Changed $61,500 MARIS as Distributed by MLS Grid
• 2015-05-27 Listed $67,500 MARIS as Distributed by MLS Grid