1000 N Pine St · Rolla, MO 65401

$1,900,000

None bd · None ba · 28,386 sqft · MultiFamily · 197 Days on market

Built 1950 0.29 ac lot

---

Why this score? — see what drove the B- 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This 18,386 +/- sq. ft. mixed-use property sits on a corner lot at N. Pine Street and W. 10th Street, offering excellent visibility and accessibility. Located within walking distance of Missouri S&T, this property includes a combination of office space and furnished residential units. The upper level features 16 furnished units with private baths, a shared kitchen, and on-site coin-operated laundry. The main level includes two professional office suites and 8 additional furnished living units. Each unit is furnished with a full-size bed and mattress pad, dresser, desk with chair and lamp, microwave, and a full-size refrigerator/freezer. The community area includes a full kitchen with seating and a comfortable lounge space. Suite A offers approximately 1,200 sq. ft. with a reception area, three offices, a conference room with kitchenette, and a private bath with shower. Suite B provides approximately 2,200 sq. ft. with a reception area, nine offices, a conference room, kitchen area, and two bathrooms. The property also includes asphalt parking with 16 spaces and a side parking garage. Great occupancy and steady income make this an excellent investment opportunity in a desirable Rolla location near downtown and Missouri S&T.

Key facts

• Excellent visibility
• Shared kitchen
• Private baths

Tags

• CORNER LOT
• EXCELLENT VISIBILITY
• FURNISHED RESIDENTIAL UNITS
• PRIVATE BATHS
• SHARED KITCHEN
• ON-SITE COIN-OPERATED LAUNDRY

What this means for you Summary

Snapshot

• This is a multifamily listed at $1.90M.

Deal economics

• At list price, monthly cash flow is $6k ($77k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($25k rent vs $1.90M).
• Recommended offer: $1.67M (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Market conditions: Rents rising fast (+10.2%/yr); 268 active listings in the ZIP; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).
• At $24,753/mo this rent would consume 530% of the median local household income ($56k/yr) (locally 1122% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $57k 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 $532k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,672,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 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 1950 — 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. 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 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: 1.30% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.44×
• Total profit: $232,479
• Equity at exit: $283,296

10-year hold

• IRR: 23.3%
• Equity multiple: 3.49×
• Total profit: $1,326,220
• Equity at exit: $164,277

Cash invested: $532,000 (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 65401

• Home prices YoY: -26.4%
• Rents YoY: 10.2%
• Active inventory: 268
• Price-to-rent: 153.5×

Monthly cashflow live

• Estimated rent: $24,753 medium
• Mortgage (P&I): −$9,964
• Tax est. 1.5%: −$2,375 /mo · $28,500/yr
• Insurance: −$792
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,198
• Net cashflow: $6,424

Break-even live

Break-even rent $16,621

Max offer price $1,900,000

Occupancy floor 69%

24-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 24× units	1	1	$24,744
Total (24 units)			$24,753

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: $475,000
• Closing costs: $57,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $1,900,000 Active 197 DOM
2. 2026-06-18
   days on market $1,900,000 Active 196 DOM
3. 2026-06-17
   days on market $1,900,000 Active 195 DOM
4. 2026-06-16
   days on market $1,900,000 Active 194 DOM
5. 2026-06-15
   days on market $1,900,000 Active 193 DOM
6. 2026-06-14
   days on market $1,900,000 Active 191 DOM
7. 2026-06-12
   days on market $1,900,000 Active 190 DOM
8. 2026-06-09
   days on market $1,900,000 Active 187 DOM
9. 2026-06-08
   days on market $1,900,000 Active 186 DOM
10. 2026-06-07
    days on market $1,900,000 Active 185 DOM
11. 2026-06-02
    days on market $1,900,000 Active 180 DOM
12. 2026-06-01
    days on market $1,900,000 Active 179 DOM
13. 2026-05-31
    days on market $1,900,000 Active 178 DOM
14. 2026-05-30
    days on market $1,900,000 Active 177 DOM
15. 2025-12-04
    listed $1,900,000 Active 1253-char remark

    Show marketing remark (1253 chars)

    This 18,386 +/- sq. ft. mixed-use property sits on a corner lot at N. Pine Street and W. 10th Street, offering excellent visibility and accessibility. Located within walking distance of Missouri S&T, this property includes a combination of office space and furnished residential units. The upper level features 16 furnished units with private baths, a shared kitchen, and on-site coin-operated laundry. The main level includes two professional office suites and 8 additional furnished living units. Each unit is furnished with a full-size bed and mattress pad, dresser, desk with chair and lamp, microwave, and a full-size refrigerator/freezer. The community area includes a full kitchen with seating and a comfortable lounge space. Suite A offers approximately 1,200 sq. ft. with a reception area, three offices, a conference room with kitchenette, and a private bath with shower. Suite B provides approximately 2,200 sq. ft. with a reception area, nine offices, a conference room, kitchen area, and two bathrooms. The property also includes asphalt parking with 16 spaces and a side parking garage. Great occupancy and steady income make this an excellent investment opportunity in a desirable Rolla location near downtown and Missouri S&T.

16. 2004-03-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $297,036
• − Mortgage interest: −$106,430
• − Property taxes: −$28,500
• − Insurance: −$9,500
• − Repairs & maintenance: −$23,763
• − Management: −$23,763
• − Depreciation: −$55,273
• Taxable income: $49,808
• Est. tax owed @ 24.0%: −$11,954
• After-tax cash flow: $65,139/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

2 events — show timeline

• 2025-12-04 Listed $1,900,000 MARIS as Distributed by MLS Grid
• 2004-03-02 Sold (Public Records) — Public Records