20769 Highway 68 · Rolla, MO 65580

$140,000

4 bd · 2.0 ba · 1,751 sqft · Other public records · 49 Days on market

Built 1990 2.00 ac lot $80/sqft · 45% below area Est $256k · 45% under ↓ 14% since listing

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Why this score? — see what drove the C+ 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on a serene 2-acre lot, this inviting property offers the perfect blend of space, comfort, and privacy. Surrounded by peaceful natural views, the home provides a quiet retreat while still offering all the functionality needed for modern living. The main level features two well-appointed bedrooms, ideal for convenient single-level living, along with bright and open living spaces designed for both relaxation and entertaining. Downstairs, a fully finished basement expands your options with two additional bedrooms—perfect for guests, a home office setup, or multi-generational living. Outside, the expansive acreage provides endless possibilities, whether you envision gardening, recreation, or simply enjoying the tranquility of your surroundings. A detached workshop adds exceptional value, offering ample space for hobbies, storage, or creative projects. This property combines comfort, versatility, and a peaceful setting—an ideal place to call home.

Key facts

• Natural views
• Detached workshop
• 2 acre lot

Tags

• 2 ACRE LOT
• NATURAL VIEWS
• FULLY FINISHED BASEMENT
• DETACHED WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $127k (9.3% below list).
• Recommended offer: $127k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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-.
• Maries County R-II (rural): math 29% / reading 39% proficiency, ranked #242 of 324 in MO (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• Maries County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (14%) 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 $126,911 (9.3% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $255,860
• List price: $140,000
• Delta: -45.28%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $25,873
• Equity at exit: $62,950

10-year hold

• IRR: 13.7%
• Equity multiple: 3.02×
• Total profit: $79,373
• Equity at exit: $97,014

Cash invested: $39,200 (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 65580

• Active inventory: 12
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $142

Break-even live

Break-even rent $1,089

Max offer price $140,000

Occupancy floor 84%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $140,000 Pending 49 DOM
2. 2026-06-15
   days on market $140,000 Active 49 DOM
3. 2026-06-14
   days on market $140,000 Active 47 DOM
4. 2026-06-12
   days on market $140,000 Active 46 DOM
5. 2026-06-09
   days on market $140,000 Active 43 DOM
6. 2026-06-08
   days on market $140,000 Active 42 DOM
7. 2026-06-07
   days on market $140,000 Active 41 DOM
8. 2026-06-05
   days on market $140,000 Active 38 DOM
9. 2026-06-02
   days on market $140,000 Active 36 DOM
10. 2026-06-01
    days on market $140,000 Active 35 DOM
11. 2026-05-31
    days on market $140,000 Active 34 DOM
12. 2026-05-30
    days on market $140,000 Active 33 DOM
13. 2026-05-18
    price $140,000 979-char remark

    Show marketing remark (979 chars)

    Nestled on a serene 2-acre lot, this inviting property offers the perfect blend of space, comfort, and privacy. Surrounded by peaceful natural views, the home provides a quiet retreat while still offering all the functionality needed for modern living. The main level features two well-appointed bedrooms, ideal for convenient single-level living, along with bright and open living spaces designed for both relaxation and entertaining. Downstairs, a fully finished basement expands your options with two additional bedrooms—perfect for guests, a home office setup, or multi-generational living. Outside, the expansive acreage provides endless possibilities, whether you envision gardening, recreation, or simply enjoying the tranquility of your surroundings. A detached workshop adds exceptional value, offering ample space for hobbies, storage, or creative projects. This property combines comfort, versatility, and a peaceful setting—an ideal place to call home.

14. 2026-05-14
    status Active 979-char remark

    Show marketing remark (979 chars)

    Nestled on a serene 2-acre lot, this inviting property offers the perfect blend of space, comfort, and privacy. Surrounded by peaceful natural views, the home provides a quiet retreat while still offering all the functionality needed for modern living. The main level features two well-appointed bedrooms, ideal for convenient single-level living, along with bright and open living spaces designed for both relaxation and entertaining. Downstairs, a fully finished basement expands your options with two additional bedrooms—perfect for guests, a home office setup, or multi-generational living. Outside, the expansive acreage provides endless possibilities, whether you envision gardening, recreation, or simply enjoying the tranquility of your surroundings. A detached workshop adds exceptional value, offering ample space for hobbies, storage, or creative projects. This property combines comfort, versatility, and a peaceful setting—an ideal place to call home.

15. 2026-04-24
    status Pending 979-char remark

    Show marketing remark (979 chars)

    Nestled on a serene 2-acre lot, this inviting property offers the perfect blend of space, comfort, and privacy. Surrounded by peaceful natural views, the home provides a quiet retreat while still offering all the functionality needed for modern living. The main level features two well-appointed bedrooms, ideal for convenient single-level living, along with bright and open living spaces designed for both relaxation and entertaining. Downstairs, a fully finished basement expands your options with two additional bedrooms—perfect for guests, a home office setup, or multi-generational living. Outside, the expansive acreage provides endless possibilities, whether you envision gardening, recreation, or simply enjoying the tranquility of your surroundings. A detached workshop adds exceptional value, offering ample space for hobbies, storage, or creative projects. This property combines comfort, versatility, and a peaceful setting—an ideal place to call home.

16. 2026-04-07
    listed $163,000 Active 979-char remark

    Show marketing remark (979 chars)

    Nestled on a serene 2-acre lot, this inviting property offers the perfect blend of space, comfort, and privacy. Surrounded by peaceful natural views, the home provides a quiet retreat while still offering all the functionality needed for modern living. The main level features two well-appointed bedrooms, ideal for convenient single-level living, along with bright and open living spaces designed for both relaxation and entertaining. Downstairs, a fully finished basement expands your options with two additional bedrooms—perfect for guests, a home office setup, or multi-generational living. Outside, the expansive acreage provides endless possibilities, whether you envision gardening, recreation, or simply enjoying the tranquility of your surroundings. A detached workshop adds exceptional value, offering ample space for hobbies, storage, or creative projects. This property combines comfort, versatility, and a peaceful setting—an ideal place to call home.

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$543/yr (+$45/mo · 66.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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: $15,229
• − Mortgage interest: −$7,842
• − Property taxes: −$815
• − Insurance: −$700
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,073
• Taxable loss: −$637
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,859/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: Maries County R-II
• NCES district ID: 2900001
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $33,578
• Composite: 27.91/100
• National rank: #6867
• State rank: #242 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

• City population: 32,714
• Population (ZIP): 667

Population outlook (Maries County) Hauer SSP2

• Today (2025): 8,458 people
• By 2030: 8,165 · -3.5%
• By 2040: 7,523 · -11.1%
• By 2050: 6,884 · -18.6%
• By 2075: 5,825 · -31.1%
• By 2100: 5,245 · -38.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 12%
• Common ancestry: Slovak 7% Lithuanian 7% Italian 5%

Political lean MEDSL · Maries

• 2024 margin: Solid R (+67.5) · D 15.8% · R 83.3%
• 2008→2024 swing: -40.0pp toward R · 2008: -27.6pp · 2024: -67.5pp
• All cycles: 2024: R+67.5 2020: R+64.5 2016: R+61.5 2012: R+41.1 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-14.1% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $140,000 MARIS as Distributed by MLS Grid
• 2026-05-14 Relisted — MARIS as Distributed by MLS Grid
• 2026-04-24 Pending — MARIS as Distributed by MLS Grid
• 2026-04-07 Listed $163,000 MARIS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $815 · +9.8% YoY. Source: county tax records.