401 Fort Wyman Rd · Rolla, MO 65401

$155,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 95 Days on market

Built 1960 0.40 ac lot $111/sqft · at area comps Est $149k · at est.

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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 +13.6/30.0
• ARV discount +5.8/15.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

Key facts

• 0.4 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $8 ($95/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 $121k (21.8% below list).
• Recommended offer: $121k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% 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: Col. John B. Wyman Elem. (math 52% / reading 52%, grade C-, #231 of 1,115 statewide, top 24%, 482 students, 42% 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 39% FRL track the district average.
• Market conditions: Rents rising fast (+10.2%/yr); 271 active listings in the ZIP; 1 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.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (21.8% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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?
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 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: 0.78% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (median comp): $149,281
• List price: $155,000
• Delta: 3.83%
• 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
12 Southbrook Dr	0.13mi	3/2.0	1,320 (-6%)	13mo	$215,000	$163	74
301 Williams Rd	0.15mi	2/1.5 (-1)	1,455 (+4%)	14mo	$147,500	$101	68
56 Rolla Gardens Dr	0.55mi	3/2.0	1,342 (-4%)	1mo	$224,900	$168	67
35 Green Acres Dr	0.45mi	2/1.0 (-1)	1,378 (-2%)	3mo	$169,000	$123	64
302 Mossman Ln	0.32mi	3/2.0	1,502 (+7%)	10mo	$299,900	$200	64
1018 Lynwood Dr	0.62mi	4/2.0 (+1)	1,375 (-2%)	1mo	$199,900	$145	63
110 S Oak St	0.39mi	3/2.0	1,505 (+8%)	9mo	$165,000	$110	62
20 Rolla Gardens Dr	0.66mi	3/2.0	1,472 (+5%)	5mo	$159,900	$109	57
506 E 2nd St	0.64mi	3/2.0	1,255 (-10%)	1mo	$175,900	$140	52
211 S Adrian Ave	0.42mi	4/2.0 (+1)	1,588 (+13%)	2mo	$184,000	$116	51
109 N Oak St	0.49mi	4/3.0 (+1)	1,556 (+11%)	10mo	$194,900	$125	41
11 Rolla Gardens Dr	0.56mi	4/1.0 (+1)	1,200 (-14%)	9mo	$159,000	$133	34

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: -11.1%
• Equity multiple: 0.58×
• Total profit: $-18,266
• Equity at exit: $23,111

10-year hold

• IRR: 3.6%
• Equity multiple: 1.31×
• Total profit: $13,656
• Equity at exit: $13,402

Cash invested: $43,400 (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: 271
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $8

Break-even live

Break-even rent $1,201

Max offer price $155,000

Occupancy floor 94%

Sensitivity live

Price	-10% $96	-5% $52	+0% $8	+5% $-36	+10% $-80
Rent	-10% $-88	-5% $-40	+0% $8	+5% $56	+10% $104
Rate	-1.0pp $86	-0.5pp $47	base $8	+0.5pp $-32	+1.0pp $-73

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 N State St Unit B Rolla, MO	3.0	2.0	1100	$850	$0.77	46d	1	0.72mi

Listing history 13 events

1. 2026-05-13
   status Pending 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

2. 2026-04-01
   price $155,000 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

3. 2026-03-21
   status Active 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

4. 2026-02-26
   status Pending 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

5. 2026-02-09
   price $165,000 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

6. 2026-02-03
   status Active 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

7. 2026-02-03
   status Pending 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

8. 2026-01-16
   listed $184,000 Active 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

9. 2026-01-15
   historical $184,000 1160-char remark

   Show marketing remark (1160 chars)

   Step into this completely remodeled home that offers a truly unique and thoughtfully designed floorplan you won’t find in a typical cookie-cutter property. Recent updates include new carpet throughout, a beautifully refreshed kitchen featuring durable LVP flooring, and a fully updated bathroom with modern finishes. The spacious living room is filled with natural light and provides direct access to the patio through sliding glass doors, creating a seamless connection between indoor and outdoor living—perfect for relaxing or entertaining guests. Just off the kitchen, you’ll find an additional family room that adds valuable living space and flexibility, ideal for a second gathering area, home office, or playroom. The home sits on a large corner lot, offering extra yard space and added privacy. Conveniently located near shopping, restaurants, and everyday amenities, this property combines comfort, character, and convenience. If you appreciate homes with distinctive layouts and charm, this one is sure to stand out. With its updates, location, and functional design, it would also make an excellent rental or investment opportunity.

10. 2025-01-02
    historical
11. 2024-12-10
    price $115,000
12. 2024-09-13
    listed $125,000 Active
13. 2008-03-04
    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: $861 · $72/mo
• Projected year-2 tax: $1,504 · $125/mo
• Expected delta: +$642/yr (+$54/mo · 74.6%)

ⓘ 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 5/10 Major
• 🌡 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: $14,538
• − Mortgage interest: −$8,682
• − Property taxes: −$861
• − Insurance: −$775
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$4,509
• Taxable loss: −$2,615
• Est. tax savings @ 24.0%: +$628
• After-tax cash flow: $723/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

+24.0% since first listed

13 events — show timeline

• 2026-05-13 Pending — MARIS as Distributed by MLS Grid
• 2026-04-01 Price Changed $155,000 MARIS as Distributed by MLS Grid
• 2026-03-21 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-26 Pending — MARIS as Distributed by MLS Grid
• 2026-02-09 Price Changed $165,000 MARIS as Distributed by MLS Grid
• 2026-02-03 Relisted — MARIS as Distributed by MLS Grid
• 2026-02-03 Pending — MARIS as Distributed by MLS Grid
• 2026-01-16 Listed $184,000 MARIS as Distributed by MLS Grid
• 2026-01-15 Coming Soon $184,000 MARIS as Distributed by MLS Grid
• 2025-01-02 Delisted — MARIS as Distributed by MLS Grid
• 2024-12-10 Price Changed $115,000 MARIS as Distributed by MLS Grid
• 2024-09-13 Listed $125,000 MARIS as Distributed by MLS Grid
• 2008-03-04 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $861 · +11.6% YoY. Source: county tax records.