1323 Woodlawn Dr · Rolla, MO 65401

$180,000

3 bd · 1.0 ba · 1,710 sqft · SingleFamily public records · 72 Days on market

Built 1971 0.25 ac lot $105/sqft · 21% below area Est $229k · 21% under

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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 +15.6/30.0
• ARV discount +15.0/15.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bathroom home ideally located in the heart of Rolla on a desirable corner lot, just minutes from local amenities! This spacious property offers endless potential and is ready for your personal touches. Inside, you’ll find two comfortable living areas, including one featuring a cozy free-standing wood-burning stove—perfect for relaxing evenings. The updated kitchen showcases stylish open shelving, a breakfast bar, and stainless steel appliances, making it both functional and inviting. Some updated flooring adds to the home’s appeal. A full unfinished basement provides excellent storage or future expansion opportunities, while the 1-car tuck-under garage adds convenience. Priced to sell—don’t miss your chance to make this home your own!

Key facts

• 0.25 acre lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $77 ($929/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 $153k (15.2% below list).
• Recommended offer: $153k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 1 comparable units currently listed for rent nearby; 162 units permitted in Phelps County in 2024 (83 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 72 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (10%) 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 $152,567 (15.2% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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 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: 0.85% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (median comp): $228,989
• List price: $180,000
• Delta: -21.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Eastwood Dr	0.15mi	4/2.0 (+1)	1,633 (-4%)	5mo	$274,900	$168	72
1513 Scenic Dr	0.20mi	3/2.0	1,470 (-14%)	1mo	$199,000	$135	63
1506 Whitney Ln	0.67mi	3/2.0	1,648 (-4%)	3mo	$247,900	$150	56
1315 Harvey Ct	0.65mi	3/2.0	1,830 (+7%)	3mo	$254,900	$139	52
603 Wakefield Dr	0.68mi	3/2.0	1,839 (+8%)	2mo	$262,000	$142	50
1106 Grandsir Ave	0.74mi	3/2.5	1,764 (+3%)	6mo	$335,000	$190	50
1954 San Fernando Ct	0.39mi	2/2.0 (-1)	1,468 (-14%)	4mo	$225,000	$153	46
1330 California Dr	0.43mi	3/2.0	1,954 (+14%)	7mo	$289,900	$148	46
502 Fox Creek Rd	0.72mi	4/2.0 (+1)	1,595 (-7%)	2mo	$219,000	$137	44
1815 Maxwell St	0.58mi	3/2.0	1,464 (-14%)	3mo	$219,900	$150	43
605 Greentree Rd	0.61mi	3/2.0	1,498 (-12%)	8mo	$235,000	$157	41
1104 E 9th St	0.64mi	3/1.5	1,488 (-13%)	8mo	$235,500	$158	40

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: -8.4%
• Equity multiple: 0.68×
• Total profit: $-16,224
• Equity at exit: $26,839

10-year hold

• IRR: 6.3%
• Equity multiple: 1.57×
• Total profit: $28,721
• Equity at exit: $15,563

Cash invested: $50,400 (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: 268
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $77

Break-even live

Break-even rent $1,428

Max offer price $180,000

Occupancy floor 90%

Sensitivity live

Price	-10% $179	-5% $128	+0% $77	+5% $26	+10% $-24
Rent	-10% $-43	-5% $17	+0% $77	+5% $138	+10% $198
Rate	-1.0pp $168	-0.5pp $123	base $77	+0.5pp $31	+1.0pp $-17

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10984 Quail Nest Dr Unit 10984 Dillon Township, MO	3.0	2.0	1900	$2,300	$1.21	44d	1	1.01mi

Listing history 20 events

1. 2026-06-19
   days on market $180,000 Active 72 DOM
2. 2026-06-18
   days on market $180,000 Active 71 DOM
3. 2026-06-17
   days on market $180,000 Active 70 DOM
4. 2026-06-16
   days on market $180,000 Active 69 DOM
5. 2026-06-15
   days on market $180,000 Active 68 DOM
6. 2026-06-14
   days on market $180,000 Active 66 DOM
7. 2026-06-12
   pricedays on market $180,000 Active 65 DOM
8. 2026-06-09
   days on market $190,000 Active 62 DOM
9. 2026-06-08
   days on market $190,000 Active 61 DOM
10. 2026-06-07
    days on market $190,000 Active 60 DOM
11. 2026-06-02
    days on market $190,000 Active 55 DOM
12. 2026-06-01
    days on market $190,000 Active 54 DOM
13. 2026-05-31
    days on market $190,000 Active 53 DOM
14. 2026-05-30
    days on market $190,000 Active 52 DOM
15. 2026-04-13
    price $190,000 796-char remark

    Show marketing remark (796 chars)

    Charming 3 bedroom, 2 bathroom home ideally located in the heart of Rolla on a desirable corner lot, just minutes from local amenities! This spacious property offers endless potential and is ready for your personal touches. Inside, you’ll find two comfortable living areas, including one featuring a cozy free-standing wood-burning stove—perfect for relaxing evenings. The updated kitchen showcases stylish open shelving, a breakfast bar, and stainless steel appliances, making it both functional and inviting. Some updated flooring adds to the home’s appeal. A full unfinished basement provides excellent storage or future expansion opportunities, while the 1-car tuck-under garage adds convenience. Priced to sell—don’t miss your chance to make this home your own!

16. 2026-04-08
    listed $200,000 Active 796-char remark

    Show marketing remark (796 chars)

    Charming 3 bedroom, 2 bathroom home ideally located in the heart of Rolla on a desirable corner lot, just minutes from local amenities! This spacious property offers endless potential and is ready for your personal touches. Inside, you’ll find two comfortable living areas, including one featuring a cozy free-standing wood-burning stove—perfect for relaxing evenings. The updated kitchen showcases stylish open shelving, a breakfast bar, and stainless steel appliances, making it both functional and inviting. Some updated flooring adds to the home’s appeal. A full unfinished basement provides excellent storage or future expansion opportunities, while the 1-car tuck-under garage adds convenience. Priced to sell—don’t miss your chance to make this home your own!

17. 2021-06-04
    status Pending 319-char remark

    Show marketing remark (319 chars)

    Excellent location! This 3 bedroom 2 bath home would make a great starter home or investment property. This home is located on a corner lot with a wooded backyard and many mature trees. Private bathroom off the primary bedroom. Two ample living-room spaces. Lots of storage room and/or workshop area in the lower level.

18. 2021-06-03
    soldstatus Closed 319-char remark

    Show marketing remark (319 chars)

    Excellent location! This 3 bedroom 2 bath home would make a great starter home or investment property. This home is located on a corner lot with a wooded backyard and many mature trees. Private bathroom off the primary bedroom. Two ample living-room spaces. Lots of storage room and/or workshop area in the lower level.

19. 2021-04-23
    historical Active Under Contract 319-char remark

    Show marketing remark (319 chars)

    Excellent location! This 3 bedroom 2 bath home would make a great starter home or investment property. This home is located on a corner lot with a wooded backyard and many mature trees. Private bathroom off the primary bedroom. Two ample living-room spaces. Lots of storage room and/or workshop area in the lower level.

20. 2021-04-20
    listed $135,000 Active 319-char remark

    Show marketing remark (319 chars)

    Excellent location! This 3 bedroom 2 bath home would make a great starter home or investment property. This home is located on a corner lot with a wooded backyard and many mature trees. Private bathroom off the primary bedroom. Two ample living-room spaces. Lots of storage room and/or workshop area in the lower level.

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,746 · $146/mo
• Expected delta: +$439/yr (+$37/mo · 33.6%)

ⓘ 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: $18,308
• − Mortgage interest: −$10,083
• − Property taxes: −$1,307
• − Insurance: −$900
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$5,236
• Taxable loss: −$2,148
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,444/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

+40.7% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $190,000 MARIS as Distributed by MLS Grid
• 2026-04-08 Listed $200,000 MARIS as Distributed by MLS Grid
• 2021-06-04 Pending — MARIS as Distributed by MLS Grid
• 2021-06-03 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2021-04-23 Contingent — MARIS as Distributed by MLS Grid
• 2021-04-20 Listed $135,000 MARIS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $1,307 · +6.9% YoY. Source: county tax records.