2205 Sequoia Park Ct Unit C · Maryland Heights, MO 63043

$162,000

2 bd · 1.0 ba · 930 sqft · Condo public records · 188 Days on market

Built 1986 $174/sqft · at area comps Est $158k · at est. $301/mo HOA · 19% of rent ↓ 2% since listing

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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).

• Cash flow +10.5/30.0
• ARV discount +6.4/15.0
• Schools +5.1/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this inviting 2-bedroom, 1 bath and 1 car garage condo filled with thoughtful updates and everyday convenience. The kitchen shines with newer appliances, including a dishwasher, microwave, smooth-top stove, and garbage disposal. A newer hot water heater and all-electric utilities ensure efficient, reliable comfort year-round.  The spacious living room offers easy access to the private deck, which can also be reached from the master bedroom—perfect for morning coffee or evening relaxation. A handy storage room off the deck provides extra space for seasonal items or outdoor gear. Inside, you’ll appreciate the updated hardware on the 6-panel doors, a new programmable thermostat, and the convenience of main-floor laundry.  With comfortable bedrooms and inviting living spaces, this condo offers a practical layout that fits a variety of lifestyles. Complex features a community swimming pool. Move in and enjoy low-maintenance living with modern updates throughout. A great opportunity you won’t want to miss!

Key facts

• Private deck
• Handy storage room
• Newer appliances

Tags

• NEWER APPLIANCES
• PRIVATE DECK
• HANDY STORAGE ROOM
• UPDATED HARDWARE
• PROGRAMMABLE THERMOSTAT
• MAIN-FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (0.8% below list).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 4.3% in Maryland Heights — 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 (#101 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 107 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,560 (12.0% 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 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 B-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: 0.99% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 8.4

CMA / ARV

• ARV (median comp): $158,149
• List price: $162,000
• Delta: 2.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-33,661
• Equity at exit: $24,155

10-year hold

• IRR: -19.9%
• Equity multiple: 0.02×
• Total profit: $-44,421
• Equity at exit: $14,007

Cash invested: $45,360 (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 63043

• Rents YoY: 1.6%
• Active inventory: 107
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$850
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$68
• HOA: −$301
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-84

Break-even live

Break-even rent $1,714

Max offer price $147,175

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-38	+0% $-84	+5% $-130	+10% $-176
Rent	-10% $-211	-5% $-147	+0% $-84	+5% $-20	+10% $43
Rate	-1.0pp $-2	-0.5pp $-43	base $-84	+0.5pp $-126	+1.0pp $-169

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2050 Lakerun Ct Maryland Heights, MO	1.0–3.0	1.0–2.5	1213	$1,615	$1.33	2d	15	0.49mi
2170 McKelvey Rd Maryland Heights, MO	1.0–2.0	1.0	764	$1,380	$1.81	3d	17	0.92mi
2657 McKelvey Rd Maryland Heights, MO	3.0	2.0	962	$1,895	$1.97	24d	1	1.14mi
1432 Glenmeade Dr Maryland Heights, MO	3.0	2.0	1090	$2,176	$2.00	11d	1	1.32mi
2207 Summerhouse Dr St. Louis, MO	1.0–3.0	1.0–2.0	804	$1,304	$1.62	4d	21	1.39mi

HOA detail condo

• Monthly dues: $301 · $3,612/yr
• Likely covers: watertrashelectricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-15
   status $162,000 Pending 188 DOM
2. 2026-06-15
   days on market $162,000 Active 188 DOM
3. 2026-06-13
   days on market $162,000 Active 186 DOM
4. 2026-06-13
   days on market $162,000 Active 185 DOM
5. 2026-06-09
   days on market $162,000 Active 182 DOM
6. 2026-06-08
   days on market $162,000 Active 181 DOM
7. 2026-06-07
   days on market $162,000 Active 180 DOM
8. 2026-06-03
   days on market $162,000 Active 176 DOM
9. 2026-06-02
   pricedays on market $162,000 Active 175 DOM
10. 2026-06-01
    days on market $184,000 Active 174 DOM
11. 2026-05-31
    days on market $184,000 Active 173 DOM
12. 2026-03-29
    price $184,000 1060-char remark

    Show marketing remark (1060 chars)

    Welcome home to this inviting 2-bedroom, 1 bath and 1 car garage condo filled with thoughtful updates and everyday convenience. The kitchen shines with newer appliances, including a dishwasher, microwave, smooth-top stove, and garbage disposal. A newer hot water heater and all-electric utilities ensure efficient, reliable comfort year-round.  The spacious living room offers easy access to the private deck, which can also be reached from the master bedroom—perfect for morning coffee or evening relaxation. A handy storage room off the deck provides extra space for seasonal items or outdoor gear. Inside, you’ll appreciate the updated hardware on the 6-panel doors, a new programmable thermostat, and the convenience of main-floor laundry.  With comfortable bedrooms and inviting living spaces, this condo offers a practical layout that fits a variety of lifestyles. Complex features a community swimming pool. Move in and enjoy low-maintenance living with modern updates throughout. A great opportunity you won’t want to miss!

13. 2026-01-16
    price $185,000 1060-char remark

    Show marketing remark (1060 chars)

    Welcome home to this inviting 2-bedroom, 1 bath and 1 car garage condo filled with thoughtful updates and everyday convenience. The kitchen shines with newer appliances, including a dishwasher, microwave, smooth-top stove, and garbage disposal. A newer hot water heater and all-electric utilities ensure efficient, reliable comfort year-round.  The spacious living room offers easy access to the private deck, which can also be reached from the master bedroom—perfect for morning coffee or evening relaxation. A handy storage room off the deck provides extra space for seasonal items or outdoor gear. Inside, you’ll appreciate the updated hardware on the 6-panel doors, a new programmable thermostat, and the convenience of main-floor laundry.  With comfortable bedrooms and inviting living spaces, this condo offers a practical layout that fits a variety of lifestyles. Complex features a community swimming pool. Move in and enjoy low-maintenance living with modern updates throughout. A great opportunity you won’t want to miss!

14. 2025-12-09
    listed $188,000 Active 1060-char remark

    Show marketing remark (1060 chars)

    Welcome home to this inviting 2-bedroom, 1 bath and 1 car garage condo filled with thoughtful updates and everyday convenience. The kitchen shines with newer appliances, including a dishwasher, microwave, smooth-top stove, and garbage disposal. A newer hot water heater and all-electric utilities ensure efficient, reliable comfort year-round.  The spacious living room offers easy access to the private deck, which can also be reached from the master bedroom—perfect for morning coffee or evening relaxation. A handy storage room off the deck provides extra space for seasonal items or outdoor gear. Inside, you’ll appreciate the updated hardware on the 6-panel doors, a new programmable thermostat, and the convenience of main-floor laundry.  With comfortable bedrooms and inviting living spaces, this condo offers a practical layout that fits a variety of lifestyles. Complex features a community swimming pool. Move in and enjoy low-maintenance living with modern updates throughout. A great opportunity you won’t want to miss!

15. 2025-12-09
    historical $188,000 1060-char remark

    Show marketing remark (1060 chars)

    Welcome home to this inviting 2-bedroom, 1 bath and 1 car garage condo filled with thoughtful updates and everyday convenience. The kitchen shines with newer appliances, including a dishwasher, microwave, smooth-top stove, and garbage disposal. A newer hot water heater and all-electric utilities ensure efficient, reliable comfort year-round.  The spacious living room offers easy access to the private deck, which can also be reached from the master bedroom—perfect for morning coffee or evening relaxation. A handy storage room off the deck provides extra space for seasonal items or outdoor gear. Inside, you’ll appreciate the updated hardware on the 6-panel doors, a new programmable thermostat, and the convenience of main-floor laundry.  With comfortable bedrooms and inviting living spaces, this condo offers a practical layout that fits a variety of lifestyles. Complex features a community swimming pool. Move in and enjoy low-maintenance living with modern updates throughout. A great opportunity you won’t want to miss!

16. 1986-07-01
    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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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 · 20 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: $19,293
• − Mortgage interest: −$9,075
• − Property taxes: −$1,632
• − Insurance: −$810
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − HOA: −$3,612
• − Depreciation: −$4,713
• Taxable loss: −$3,635
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $-135/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 — Maryland Heights

• Score: 71/100
• State rank: #101
• US rank: #6808

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maryland Heights, MO
• County: Saint Louis County · 888,823 people
• City population: 21,924
• Metro: St. Louis, MO-IL
• Population (ZIP): 21,924
• Household income: $91,509
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 277.0

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 62% Black 14% Asian 14% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 4% Slovak 3% French 2%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 78% English-only · Other Asian/Pacific 7% Spanish 5% Other Indo-European 4%

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: ▼ -307.48%
• Current HPI: 218.599
• Rent YoY: ▲ 1.60%
• 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

-2.1% since first listed

5 events — show timeline

• 2026-03-29 Price Changed $184,000 MARIS as Distributed by MLS Grid
• 2026-01-16 Price Changed $185,000 MARIS as Distributed by MLS Grid
• 2025-12-09 Listed $188,000 MARIS as Distributed by MLS Grid
• 2025-12-09 Coming Soon $188,000 MARIS as Distributed by MLS Grid
• 1986-07-01 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2022): $1,632 · -1.0% YoY. Source: county tax records.