205 Woodland Dr · Rolla, MO 65401

$159,900

4 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 38 Days on market

Built 1942 6,969 sqft lot $104/sqft · at area comps Est $159k · at est. ↓ 15% 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 +17.5/30.0
• ARV discount +7.2/15.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This spacious 4-bedroom, 2-bathroom gem is perfectly situated close to the heart of Rolla, offering the ideal blend of convenience and comfort. The layout features 2 bedrooms on the main floor for easy accessibility & 2 additional bedrooms upstairs, providing space for your family or guests. Step inside & you'll be greeted by updates throughout, including remodeled bathrooms & new flooring. With a new roof, new siding & updated wiring, you can move in, knowing that your investment is secure. It has been thoughtfully expanded, giving you more space and functionality. The full basement adds valuable storage options. Outdoors, a privacy fence surrounds your backyard oasis, providing the perfect setting for outdoor gatherings. Don't miss out on this incredible opportunity to own a beautifully updated and expanded home in the heart of Rolla. Schedule your viewing today before it's too late! *New gutters will be installed*

Key facts

• Newer flooring
• Updated wiring
• Full basement

Tags

• FENCED BACKYARD
• FULL BASEMENT
• REMODELED BATHROOMS
• NEWER FLOORING
• UPDATED WIRING

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water; Public sewer; Electric service with 220 volts available; Electricity available
• Home design: Single-family residence; One level
• Construction: Frame construction
• Exterior features: Back yard

Interior

• Bedrooms: 3 bedrooms total (2 on the main level, 1 on the upper level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insert fireplace in the living room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $140k (12.4% below list).
• Recommended offer: $140k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.5% in Rolla — 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 73/100 on livability (#76 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D, commute F, employment D-.
• Rolla 31 (town): math 38% / reading 48% proficiency, ranked #118 of 324 in MO (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harry S. Truman Elem. (math 42% / reading 47%, grade F, #413 of 1,115 statewide, top 42%, 431 students, 51% FRL); Rolla Middle (math 37% / reading 46%, grade F, #163 of 391 statewide, top 44%, 837 students, 40% FRL); Rolla Sr. High (math 25% / reading 61%, grade F, #211 of 521 statewide, top 41%, 1,323 students, 34% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising fast (+10.2%/yr); 270 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 162 units permitted in Phelps County in 2024 (83 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.
• Phelps County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $140,147 (12.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. Crime grade is D 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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

• ARV (median comp): $158,758
• List price: $159,900
• Delta: 0.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Rolla Gardens Dr	0.21mi	3/2.0 (-1)	1,472 (-4%)	5mo	$159,900	$109	70
201 Woodland Dr	0.03mi	3/2.0 (-1)	1,383 (-10%)	12mo	$232,900	$168	63
1104 E 9th St	0.40mi	3/1.5 (-1)	1,488 (-3%)	8mo	$235,500	$158	62
700 Murry Ln	0.32mi	3/2.0 (-1)	1,400 (-9%)	2mo	$264,900	$189	59
109 N Oak St	0.50mi	4/3.0	1,556 (+1%)	10mo	$194,900	$125	58
110 S Oak St	0.53mi	3/2.0 (-1)	1,505 (-2%)	9mo	$165,000	$110	55
56 Rolla Gardens Dr	0.32mi	3/2.0 (-1)	1,342 (-13%)	1mo	$224,900	$168	54
302 Mossman Ln	0.57mi	3/2.0 (-1)	1,502 (-2%)	10mo	$299,900	$200	52
403 Hutchinson Dr	0.44mi	3/2.0 (-1)	1,726 (+12%)	2mo	$174,900	$101	48
1132 Leonard Ave	0.49mi	3/2.0 (-1)	1,356 (-12%)	3mo	$242,000	$178	46
60 Richard Dr	0.72mi	4/2.0	1,380 (-10%)	1mo	$137,000	$99	44
1106 Grandsir Ave	0.35mi	3/2.5 (-1)	1,764 (+14%)	6mo	$335,000	$190	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.76×
• Total profit: $-10,639
• Equity at exit: $23,842

10-year hold

• IRR: 8.4%
• Equity multiple: 1.77×
• Total profit: $34,423
• Equity at exit: $13,825

Cash invested: $44,772 (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 65401

• Home prices YoY: -26.4%
• Rents YoY: 10.2%
• Active inventory: 270
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $124

Break-even live

Break-even rent $1,244

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $215	-5% $170	+0% $124	+5% $79	+10% $34
Rent	-10% $14	-5% $69	+0% $124	+5% $180	+10% $235
Rate	-1.0pp $205	-0.5pp $165	base $124	+0.5pp $83	+1.0pp $41

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Oxford Dr Rolla, MO	3.0	2.0	2200	$2,100	$0.95	46d	1	0.73mi
701 N State St Unit B Rolla, MO	3.0	2.0	1100	$850	$0.77	45d	1	0.83mi

Listing history 24 events

1. 2026-06-21
   days on market $159,900 Active 38 DOM
2. 2026-06-19
   days on market $159,900 Active 36 DOM
3. 2026-06-18
   days on market $159,900 Active 35 DOM
4. 2026-06-17
   days on market $159,900 Active 34 DOM
5. 2026-06-16
   days on market $159,900 Active 33 DOM
6. 2026-06-16
   price $159,900 Active 32 DOM
7. 2026-06-15
   days on market $170,000 Active 32 DOM
8. 2026-06-14
   days on market $170,000 Active 30 DOM
9. 2026-06-12
   days on market $170,000 Active 29 DOM
10. 2026-06-09
    days on market $170,000 Active 26 DOM
11. 2026-06-08
    days on market $170,000 Active 25 DOM
12. 2026-06-07
    days on market $170,000 Active 24 DOM
13. 2026-06-02
    days on market $170,000 Active 19 DOM
14. 2026-06-01
    days on market $170,000 Active 18 DOM
15. 2026-05-31
    days on market $170,000 Active 17 DOM
16. 2026-05-30
    days on market $170,000 Active 16 DOM
17. 2026-05-14
    listed $170,000 Active 598-char remark
18. 2023-12-21
    soldstatus
19. 2023-12-18
    soldstatus Closed 961-char remark

    Show marketing remark (961 chars)

    Welcome home! This spacious 4-bedroom, 2-bathroom gem is perfectly situated close to the heart of Rolla, offering the ideal blend of convenience and comfort. The layout features 2 bedrooms on the main floor for easy accessibility & 2 additional bedrooms upstairs, providing space for your family or guests. Step inside & you'll be greeted by updates throughout, including remodeled bathrooms & new flooring. With a new roof, new siding & updated wiring, you can move in, knowing that your investment is secure. It has been thoughtfully expanded, giving you more space and functionality. The full basement adds valuable storage options. Outdoors, a privacy fence surrounds your backyard oasis, providing the perfect setting for outdoor gatherings. Don't miss out on this incredible opportunity to own a beautifully updated and expanded home in the heart of Rolla. Schedule your viewing today before it's too late! *New gutters will be installed*

20. 2023-11-23
    status Pending 961-char remark

    Show marketing remark (961 chars)

    Welcome home! This spacious 4-bedroom, 2-bathroom gem is perfectly situated close to the heart of Rolla, offering the ideal blend of convenience and comfort. The layout features 2 bedrooms on the main floor for easy accessibility & 2 additional bedrooms upstairs, providing space for your family or guests. Step inside & you'll be greeted by updates throughout, including remodeled bathrooms & new flooring. With a new roof, new siding & updated wiring, you can move in, knowing that your investment is secure. It has been thoughtfully expanded, giving you more space and functionality. The full basement adds valuable storage options. Outdoors, a privacy fence surrounds your backyard oasis, providing the perfect setting for outdoor gatherings. Don't miss out on this incredible opportunity to own a beautifully updated and expanded home in the heart of Rolla. Schedule your viewing today before it's too late! *New gutters will be installed*

21. 2023-11-06
    price $174,900 961-char remark

    Show marketing remark (961 chars)

    Welcome home! This spacious 4-bedroom, 2-bathroom gem is perfectly situated close to the heart of Rolla, offering the ideal blend of convenience and comfort. The layout features 2 bedrooms on the main floor for easy accessibility & 2 additional bedrooms upstairs, providing space for your family or guests. Step inside & you'll be greeted by updates throughout, including remodeled bathrooms & new flooring. With a new roof, new siding & updated wiring, you can move in, knowing that your investment is secure. It has been thoughtfully expanded, giving you more space and functionality. The full basement adds valuable storage options. Outdoors, a privacy fence surrounds your backyard oasis, providing the perfect setting for outdoor gatherings. Don't miss out on this incredible opportunity to own a beautifully updated and expanded home in the heart of Rolla. Schedule your viewing today before it's too late! *New gutters will be installed*

22. 2023-10-12
    price $179,900 961-char remark

    Show marketing remark (961 chars)

    Welcome home! This spacious 4-bedroom, 2-bathroom gem is perfectly situated close to the heart of Rolla, offering the ideal blend of convenience and comfort. The layout features 2 bedrooms on the main floor for easy accessibility & 2 additional bedrooms upstairs, providing space for your family or guests. Step inside & you'll be greeted by updates throughout, including remodeled bathrooms & new flooring. With a new roof, new siding & updated wiring, you can move in, knowing that your investment is secure. It has been thoughtfully expanded, giving you more space and functionality. The full basement adds valuable storage options. Outdoors, a privacy fence surrounds your backyard oasis, providing the perfect setting for outdoor gatherings. Don't miss out on this incredible opportunity to own a beautifully updated and expanded home in the heart of Rolla. Schedule your viewing today before it's too late! *New gutters will be installed*

23. 2023-09-16
    price $184,900 961-char remark

    Show marketing remark (961 chars)

    Welcome home! This spacious 4-bedroom, 2-bathroom gem is perfectly situated close to the heart of Rolla, offering the ideal blend of convenience and comfort. The layout features 2 bedrooms on the main floor for easy accessibility & 2 additional bedrooms upstairs, providing space for your family or guests. Step inside & you'll be greeted by updates throughout, including remodeled bathrooms & new flooring. With a new roof, new siding & updated wiring, you can move in, knowing that your investment is secure. It has been thoughtfully expanded, giving you more space and functionality. The full basement adds valuable storage options. Outdoors, a privacy fence surrounds your backyard oasis, providing the perfect setting for outdoor gatherings. Don't miss out on this incredible opportunity to own a beautifully updated and expanded home in the heart of Rolla. Schedule your viewing today before it's too late! *New gutters will be installed*

24. 2023-09-12
    listed $187,900 Active 961-char remark

    Show marketing remark (961 chars)

    Welcome home! This spacious 4-bedroom, 2-bathroom gem is perfectly situated close to the heart of Rolla, offering the ideal blend of convenience and comfort. The layout features 2 bedrooms on the main floor for easy accessibility & 2 additional bedrooms upstairs, providing space for your family or guests. Step inside & you'll be greeted by updates throughout, including remodeled bathrooms & new flooring. With a new roof, new siding & updated wiring, you can move in, knowing that your investment is secure. It has been thoughtfully expanded, giving you more space and functionality. The full basement adds valuable storage options. Outdoors, a privacy fence surrounds your backyard oasis, providing the perfect setting for outdoor gatherings. Don't miss out on this incredible opportunity to own a beautifully updated and expanded home in the heart of Rolla. Schedule your viewing today before it's too late! *New gutters will be installed*

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $1,551 · $129/mo
• Expected delta: +$619/yr (+$52/mo · 66.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,818
• − Mortgage interest: −$8,957
• − Property taxes: −$932
• − Insurance: −$800
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,652
• Taxable loss: −$1,213
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,783/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: Rolla 31
• NCES district ID: 2926890
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $40,057
• Composite: 36.0/100
• National rank: #4786
• State rank: #118 of 324 in MO

Livability — Rolla

• Score: 73/100
• State rank: #76
• US rank: #5115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rolla, MO
• County: Phelps County · 42,017 people
• City population: 32,714
• Metro: Rolla, MO
• Population (ZIP): 32,714
• Household income: $56,081
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1122.0

Population outlook (Phelps County) Hauer SSP2

• Today (2025): 44,188 people
• By 2030: 43,524 · -1.5%
• By 2040: 41,211 · -6.7%
• By 2050: 38,977 · -11.8%
• By 2075: 33,846 · -23.4%
• By 2100: 27,828 · -37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 93% English-only · Chinese 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Phelps

• 2024 margin: Solid R (+42.9) · D 27.9% · R 70.8% · Other 1.3%
• 2008→2024 swing: -20.7pp toward R · 2008: -22.2pp · 2024: -42.9pp
• All cycles: 2024: R+42.9 2020: R+40.1 2016: R+42.9 2012: R+33.5 2008: R+22.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.69%
• Current HPI: 172.421
• Rent YoY: ▲ 10.25%
• Metro: Rolla, MO
• 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

-14.9% since first listed

9 events — show timeline

• 2026-06-15 Price Changed $159,900 MARIS as Distributed by MLS Grid
• 2026-05-14 Listed $170,000 MARIS as Distributed by MLS Grid
• 2023-12-21 Sold (Public Records) — Public Records
• 2023-12-18 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2023-11-23 Pending — MARIS as Distributed by MLS Grid
• 2023-11-06 Price Changed $174,900 MARIS as Distributed by MLS Grid
• 2023-10-12 Price Changed $179,900 MARIS as Distributed by MLS Grid
• 2023-09-16 Price Changed $184,900 MARIS as Distributed by MLS Grid
• 2023-09-12 Listed $187,900 MARIS as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2025): $932 · +28.5% YoY. Source: county tax records.