13220 Matador Dr · Chesterfield, MO 63141

$225,000

4 bd · 2.5 ba · 1,848 sqft · Condo public records · 45 Days on market

Built 1969 $122/sqft · 17% below area Est $270k · 17% under $663/mo HOA · 29% of rent

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Why this score? — see what drove the D 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).

• ARV discount +14.9/15.0
• Cash flow +7.1/30.0
• 1% rule +5.1/10.0
• Schools +5.1/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This well maintained condo in the desirable Parkway School District is spacious with 4 bedrooms, 2 full and 1 half bathroom and over 1800 sq ft of livable space. A beautiful pool and tennis courts, maintained by the Condo Association, are calling to you for this summer! The home has been lovingly maintained with an open concept kitchen space which expands to the family room area, complete with fireplace and mantle. The home has a separate dining room, and a main floor powder room, with all 4 bedrooms on the upper level. An In-unit Washer & Dryer are located in the basement . The walk out basement opens to a private, fenced back yard with a patio and garden/yard space. Additional ass

Key facts

• $663 HOA
• Community pool
• Built 1969

Property features AI

Finance

• Other: No home warranty
• HOA & community: Part of West Hills Towne Homes association; Monthly association fee; Association amenities include parking, pool, and tennis courts; Association fee covers pool and snow removal

Exterior

• Parking: Parking available (association amenity)
• Utilities: Public water; Public sewer; Electric service provided by Ameren; Natural gas connected
• Home design: Residential condominium; Brick veneer construction; Two-story
• Construction: Brick veneer exterior
• Exterior features: Back yard

Interior

• Bedrooms: 4 bedrooms (all on upper level)
• Bathrooms: 2 full bathrooms; 1 half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement; Fireplace in family room; Two levels

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (24.9% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $169k (24.9% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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 (+2.6%/yr); 137 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $170k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $169,049 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 8.2

CMA / ARV

• ARV (median comp): $269,585
• List price: $225,000
• Delta: -16.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.09×
• Total profit: $-57,234
• Equity at exit: $33,548

10-year hold

• IRR: -26.3%
• Equity multiple: -0.24×
• Total profit: $-78,265
• Equity at exit: $19,454

Cash invested: $63,000 (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 63141

• Rents YoY: 2.6%
• Active inventory: 137
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,279 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$180 /mo · $2,163/yr
• Insurance: −$94
• HOA: −$663
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-317

Break-even live

Break-even rent $2,680

Max offer price $169,049

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-253	+0% $-317	+5% $-380	+10% $-444
Rent	-10% $-497	-5% $-407	+0% $-317	+5% $-227	+10% $-137
Rate	-1.0pp $-203	-0.5pp $-259	base $-317	+0.5pp $-375	+1.0pp $-434

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 Montmartre Ct Saint Louis, MO	3.0	2.0	1862	$2,300	$1.24	45d	1	0.56mi
502 Broadmoor Dr Unit 506 Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	25d	1	0.62mi
506 Broadmoor Dr Chesterfield, MO	3.0	2.5	1500	$2,250	$1.50	45d	1	0.63mi
1308 Palm Ridge Ct Saint Louis, MO	3.0	2.0	1652	$2,400	$1.45	0d	1	1.24mi
12806 Willowyck Dr Saint Louis, MO	3.0	2.0	1456	$2,500	$1.72	45d	1	1.41mi
12545 Markaire Dr St. Louis, MO	1.0–3.0	1.0–4.0	1420	$2,695	$1.90	12d	5	1.42mi

HOA detail condo

• Monthly dues: $663 · $7,956/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $225,000 Active 45 DOM
2. 2026-06-18
   days on market $225,000 Active 42 DOM
3. 2026-06-17
   days on market $225,000 Active 41 DOM
4. 2026-06-16
   days on market $225,000 Active 40 DOM
5. 2026-06-15
   days on market $225,000 Active 39 DOM
6. 2026-06-13
   days on market $225,000 Active 37 DOM
7. 2026-06-13
   days on market $225,000 Active 36 DOM
8. 2026-06-09
   days on market $225,000 Active 33 DOM
9. 2026-06-08
   days on market $225,000 Active 32 DOM
10. 2026-06-07
    days on market $225,000 Active 31 DOM
11. 2026-06-03
    days on market $225,000 Active 27 DOM
12. 2026-06-02
    days on market $225,000 Active 26 DOM
13. 2026-06-01
    days on market $225,000 Active 25 DOM
14. 2026-05-31
    days on market $225,000 Active 24 DOM
15. 2026-05-07
    listed $225,000 Active 751-char remark
16. 2006-06-21
    soldstatus $169,900
17. 2002-10-14
    soldstatus $139,000
18. 1993-06-10
    soldstatus $60,000
19. 1992-03-02
    soldstatus $56,000
20. 1992-03-01
    soldstatus

ⓘ 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: $2,163 · $180/mo
• Projected year-2 tax: $2,182 · $182/mo
• Expected delta: +$19/yr (+$2/mo · 0.9%)

ⓘ 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 (shaded) · 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: $27,345
• − Mortgage interest: −$12,603
• − Property taxes: −$2,163
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − HOA: −$7,956
• − Depreciation: −$6,545
• Taxable loss: −$7,423
• Est. tax savings @ 24.0%: +$1,782
• After-tax cash flow: $-2,019/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): 20,932
• Household income: $133,851
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 592.0

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 (74%)
• Race & ethnicity: White 74% Asian 10% Black 7% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Lithuanian 3%
• Foreign-born: 13% · China, Canada, Vietnam
• Languages at home: 86% English-only · Chinese 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -307.56%
• Current HPI: 220.5445
• Rent YoY: ▲ 2.57%
• 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

+301.8% since first listed

6 events — show timeline

• 2026-05-07 Listed $225,000 MARIS as Distributed by MLS Grid
• 2006-06-21 Sold (Public Records) $169,900 Public Records
• 2002-10-14 Sold (Public Records) $139,000 Public Records
• 1993-06-10 Sold (Public Records) $60,000 Public Records
• 1992-03-02 Sold (Public Records) $56,000 Public Records
• 1992-03-01 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2022): $2,163 · +0.4% YoY. Source: county tax records.