10 Columbus Square Dr · St. Louis, MO 63101

$148,900

2 bd · 1.5 ba · 1,178 sqft · Townhouse public records · 64 Days on market

Built 1985 1,537 sqft lot $126/sqft · 13% below area Est $172k · 13% under $213/mo HOA · 14% of rent

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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 +15.6/30.0
• ARV discount +13.5/15.0
• 1% rule +5.2/10.0
• DSCR +4.8/10.0
• Appreciation +4.7/10.0
• Rent growth +3.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0

Listing remarks MLS

Downtown St. Louis townhome with cosmopolitan style and move-in-ready appeal. Enter through the private 2-car garage into a spacious home featuring tall ceilings and large windows that fill the space with natural light. The modern kitchen is equipped with stainless steel appliances and flows seamlessly into the dining area, with easy access to a deck overlooking the beautifully landscaped courtyard. The living room offers oversized windows and a charming wood-burning fireplace. Upstairs, the primary bedroom features a walk-in closet and sits adjacent to the updated bathroom. The second bedroom is ideal for guests, a home office, or flex space. Located just minutes from the best of downtown St. Louis, including historic landmarks, the Gateway Arch, sports venues, nightlife, and local dining.

Key facts

• $213 HOA
• 2 garage spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $149k.

Deal economics

• At list price, monthly cash flow is $64 ($764/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.0% in St. Louis — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis City (urban): math 10% / reading 18% proficiency, ranked #312 of 324 in MO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.3%/yr); 27 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 294 units permitted in St. Louis city in 2024 (227 in 5+ unit buildings).

Forward outlook

• In year one you build about $284 of equity ($1k loan paydown + $-745 appreciation (-0.5% local appreciation)).
• St. Louis County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.5% appreciation + 5.3% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $139,966 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

• ARV (median comp): $171,684
• List price: $148,900
• Delta: -13.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Columbus Square Dr	0.01mi	2/1.5	1,182 (+0%)	3mo	$165,000	$140	97
1136 Washington Ave #811	0.41mi	2/2.0	1,133 (-4%)	2mo	$169,900	$150	70
1520 Washington Ave Unit R411	0.60mi	2/1.0	1,186 (+1%)	4mo	$119,000	$100	66
1511 Locust St #708	0.61mi	2/1.0	1,216 (+3%)	1mo	$127,000	$104	63
314 N Broadway #905	0.61mi	2/1.0	1,125 (-4%)	2mo	$110,000	$98	61
1136 Washington Ave #502	0.41mi	2/2.0	1,299 (+10%)	2mo	$194,900	$150	60
1511 Locust St #302	0.61mi	2/1.0	1,235 (+5%)	2mo	$129,000	$104	60
314 N Broadway #1102	0.60mi	2/2.0	1,132 (-4%)	4mo	$162,900	$144	60
721 N 17th St #304	0.61mi	2/2.0	1,240 (+5%)	5mo	$184,999	$149	57
1015 Washington Ave #609	0.37mi	1/1.5 (-1)	1,334 (+13%)	3mo	$174,000	$130	54
314 N Broadway #1703	0.60mi	2/2.0	1,317 (+12%)	6mo	$229,900	$175	46
1635 Washington Ave #901	0.63mi	1/1.0 (-1)	1,327 (+13%)	6mo	$175,000	$132	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.5% appreciation · 5.28% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-119
• Equity at exit: $39,547

10-year hold

• IRR: 7.9%
• Equity multiple: 1.88×
• Total profit: $36,488
• Equity at exit: $44,685

Cash invested: $41,692 (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 63101

• Home prices YoY: -0.3%
• Rents YoY: 5.3%
• Active inventory: 27
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$781
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$62
• HOA: −$213
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $64

Break-even live

Break-even rent $1,437

Max offer price $148,900

Occupancy floor 91%

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: $37,225
• Closing costs: $4,467
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1115 Carr St St. Louis, MO	1.0–2.0	1.0	747	$1,123	$1.50	4d	13	0.10mi
1111 Biddle St Saint Louis, MO	2.0	1.0	1200	$1,295	$1.08	44d	1	0.11mi
1204 N 8th St St. Louis, MO	1.0–3.0	1.0	740	$869	$1.17	2d	19	0.14mi
1300 Convention Plz Saint Louis, MO	2.0	1.0	877	$1,350	$1.54	44d	1	0.34mi
1133 Washington Ave St. Louis, MO	2.0	1.0–2.0	637	$1,292	$2.03	44d	1	0.36mi
1110 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	1006	$1,426	$1.42	2d	19	0.37mi
1000 Washington Ave Saint Louis, MO	1.0–2.0	1.0–2.0	959	$1,950	$2.03	2d	24	0.37mi
1209 Washington Ave Saint Louis, MO	1.0–2.0	1.5–2.0	1483	$2,190	$1.48	2d	22	0.39mi
917 Locust St St. Louis, MO	1.0	1.0	683	$1,305	$1.91	16d	3	0.42mi
1307 Washington Ave St. Louis, MO	1.0–2.0	1.0	1261	$1,485	$1.18	7d	17	0.44mi
1014 Locust St Saint Louis, MO	1.0–2.0	1.0–2.0	1110	$2,070	$1.86	2d	2	0.45mi
300 N Tucker Blvd St. Louis, MO	1.0–2.0	1.0–2.0	1013	$1,875	$1.85	2d	10	0.50mi
300 N Tucker Blvd Apt 406 St. Louis, MO	1.0	1.0	834	$1,250	$1.50	14d	1	0.50mi
555 N 4th St St. Louis, MO	2.0	1.0	1080	$1,450	$1.34	16d	1	0.51mi
555 N 4th St St. Louis, MO	1.0–2.0	1.0–1.5	1180	$1,775	$1.50	44d	12	0.51mi
1006 Olive St Unit 702 St. Louis, MO	2.0	2.0	1400	$1,600	$1.14	44d	1	0.51mi
206 N 9th St Unit 1306 St. Louis, MO	2.0	2.0	897	$1,250	$1.39	44d	1	0.53mi
206 N 9th St Unit 712 St. Louis, MO	1.0	1.0	783	$925	$1.18	7d	1	0.53mi
206 N 9th St Unit 916 St. Louis, MO	2.0	2.0	914	$1,250	$1.37	24d	1	0.53mi
206 N 9th St Unit 307 St. Louis, MO	2.0	1.0	897	$1,100	$1.23	4d	1	0.53mi
206 N 9th St Unit 1207 St. Louis, MO	2.0	1.0	843	$1,100	$1.30	44d	1	0.53mi
206 N 9th St Unit 509 St. Louis, MO	1.0	1.0	701	$925	$1.32	44d	1	0.53mi
800 Olive St Saint Louis, MO	1.0–2.0	1.0–2.0	1063	$2,319	$2.18	2d	26	0.54mi
1531 Washington Ave St. Louis, MO	1.0–2.0	1.0	656	$1,609	$2.45	2d	5	0.55mi
720 Olive St St. Louis, MO	3.0	1.0–2.0	1778	$3,723	$2.09	2d	15	0.55mi
511 Olive St Saint Louis, MO	1.0–3.0	1.0–2.5	2053	$2,700	$1.32	44d	9	0.55mi
515 Olive St Saint Louis, MO	1.0–2.0	1.0–2.5	1117	$3,100	$2.78	2d	26	0.56mi
1226 Olive St St. Louis, MO	1.0–2.0	1.0–2.0	1157	$1,700	$1.47	2d	2	0.56mi
618 N 2nd St Unit 501 St. Louis, MO	1.0	1.0	780	$1,386	$1.78	14d	1	0.58mi
618 N 2nd St Apt 409 St. Louis, MO	1.0	1.0	875	$1,480	$1.69	14d	1	0.58mi
618 N 2nd St Unit 405 St. Louis, MO	1.0	1.0	744	$1,266	$1.70	14d	1	0.58mi
700 N 2nd St Saint Louis, MO	1.0	1.0	654	$1,378	$2.10	19d	5	0.59mi
400 N 4th St Saint Louis, MO	2.0	1.0–2.0	1162	$3,160	$2.72	2d	1	0.59mi
618 N 2nd St Saint Louis, MO	1.0	1.0	791	$1,545	$1.95	19d	4	0.59mi
1501 Locust St Saint Louis, MO	1.0	1.0	1002	$1,200	$1.20	44d	1	0.60mi
701 N 1st St St. Louis, MO	1.0–2.0	1.0	894	$1,990	$2.23	2d	8	0.60mi
1627 Washington Ave Unit 202 St. Louis, MO	2.0	1.0	1450	$1,625	$1.12	44d	1	0.62mi
1627 Washington Ave Apt 503 St. Louis, MO	2.0	2.0	1400	$1,750	$1.25	44d	1	0.62mi
1635 Washington Ave Saint Louis, MO	1.0–2.0	1.0	1135	$1,495	$1.32	3d	4	0.63mi
1405 Pine St St. Louis, MO	2.0	2.0	1020	$1,240	$1.22	3d	1	0.63mi

HOA detail

• Monthly dues: $213 · $2,556/yr

Listing history 20 events

1. 2026-06-18
   days on market $148,900 Active 64 DOM
2. 2026-06-17
   days on market $148,900 Active 63 DOM
3. 2026-06-16
   days on market $148,900 Active 62 DOM
4. 2026-06-15
   days on market $148,900 Active 61 DOM
5. 2026-06-13
   pricedays on market $148,900 Active 59 DOM
6. 2026-06-09
   days on market $155,000 Active 55 DOM
7. 2026-06-08
   days on market $155,000 Active 54 DOM
8. 2026-06-07
   days on market $155,000 Active 53 DOM
9. 2026-06-05
   days on market $155,000 Active 50 DOM
10. 2026-06-03
    days on market $155,000 Active 49 DOM
11. 2026-06-02
    days on market $155,000 Active 48 DOM
12. 2026-06-01
    days on market $155,000 Active 47 DOM
13. 2026-05-31
    days on market $155,000 Active 46 DOM
14. 2026-05-11
    price $155,000 802-char remark

    Show marketing remark (802 chars)

    Downtown St. Louis townhome with cosmopolitan style and move-in-ready appeal. Enter through the private 2-car garage into a spacious home featuring tall ceilings and large windows that fill the space with natural light. The modern kitchen is equipped with stainless steel appliances and flows seamlessly into the dining area, with easy access to a deck overlooking the beautifully landscaped courtyard. The living room offers oversized windows and a charming wood-burning fireplace. Upstairs, the primary bedroom features a walk-in closet and sits adjacent to the updated bathroom. The second bedroom is ideal for guests, a home office, or flex space. Located just minutes from the best of downtown St. Louis, including historic landmarks, the Gateway Arch, sports venues, nightlife, and local dining.

15. 2026-04-16
    listed $165,000 Active 802-char remark

    Show marketing remark (802 chars)

    Downtown St. Louis townhome with cosmopolitan style and move-in-ready appeal. Enter through the private 2-car garage into a spacious home featuring tall ceilings and large windows that fill the space with natural light. The modern kitchen is equipped with stainless steel appliances and flows seamlessly into the dining area, with easy access to a deck overlooking the beautifully landscaped courtyard. The living room offers oversized windows and a charming wood-burning fireplace. Upstairs, the primary bedroom features a walk-in closet and sits adjacent to the updated bathroom. The second bedroom is ideal for guests, a home office, or flex space. Located just minutes from the best of downtown St. Louis, including historic landmarks, the Gateway Arch, sports venues, nightlife, and local dining.

16. 2026-04-13
    historical $165,000 802-char remark

    Show marketing remark (802 chars)

    Downtown St. Louis townhome with cosmopolitan style and move-in-ready appeal. Enter through the private 2-car garage into a spacious home featuring tall ceilings and large windows that fill the space with natural light. The modern kitchen is equipped with stainless steel appliances and flows seamlessly into the dining area, with easy access to a deck overlooking the beautifully landscaped courtyard. The living room offers oversized windows and a charming wood-burning fireplace. Upstairs, the primary bedroom features a walk-in closet and sits adjacent to the updated bathroom. The second bedroom is ideal for guests, a home office, or flex space. Located just minutes from the best of downtown St. Louis, including historic landmarks, the Gateway Arch, sports venues, nightlife, and local dining.

17. 2016-09-02
    price $95,000
18. 2016-09-02
    price $95,000
19. 2006-06-21
    soldstatus $114,900
20. 1998-11-24
    soldstatus $67,900

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$496/yr (+$41/mo · 52.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,206
• − Mortgage interest: −$8,341
• − Property taxes: −$948
• − Insurance: −$744
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − HOA: −$2,556
• − Depreciation: −$4,332
• Taxable loss: −$1,627
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,155/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: St. Louis City
• NCES district ID: 2929280
• Math proficiency: 10% ▼ -6.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $35,685
• Composite: 11.54/100
• National rank: #9699
• State rank: #312 of 324 in MO

Livability — St. Louis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis, MO
• County: Saint Louis City · 254,015 people
• City population: 283,259
• Metro: St. Louis, MO-IL
• Population (ZIP): 3,130
• Household income: $66,678
• Rent vs Own: 68.2% rent · 31.8% own
• Severe rent burden: 423.0

Population outlook (St. Louis County) Hauer SSP2

• Today (2025): 315,737 people
• By 2030: 313,865 · -0.6%
• By 2040: 305,439 · -3.3%
• By 2050: 296,529 · -6.1%
• By 2075: 271,028 · -14.2%
• By 2100: 255,359 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 51% White 43% Asian 3% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 14% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Korean 2% French/Haitian/Cajun 1%

Political lean MEDSL · St. Louis

• 2024 margin: Solid D (+64.7) · D 81.4% · R 16.7% · Other 2.0%
• 2008→2024 swing: -3.5pp toward R · 2008: 68.2pp · 2024: 64.7pp
• All cycles: 2024: D+64.7 2020: D+66.2 2016: D+63.7 2012: D+66.6 2008: D+68.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.50%
• Current HPI: 192.0798
• Rent YoY: ▲ 5.28%
• 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

+128.3% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $155,000 MARIS as Distributed by MLS Grid
• 2026-04-16 Listed $165,000 MARIS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $165,000 MARIS as Distributed by MLS Grid
• 2016-09-02 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2016-09-02 Price Changed $95,000 MARIS as Distributed by MLS Grid
• 2006-06-21 Sold (Public Records) $114,900 Public Records
• 1998-11-24 Sold (Public Records) $67,900 Public Records

Property tax history

+1.6%/yr

Latest (2024): $948 · +5.0% YoY. Source: county tax records.