Updated 2026 · Based on median market data for Rolla, MO
Rolla sits in the Midwest with a population of 50,000 growing at 0.5% annually. The median home costs $225,000 while rents average $820/mo, producing an estimated cap rate of 2.06%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Rolla works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 2.06% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $225,000 median — around $180,000 or less. At this price point with $820/mo rents, your cap rate improves to roughly 3.1%. Factor in 1.25% property taxes ($2,813/yr), budget 5% of gross rent for maintenance, and underwrite to a 6% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,531.
Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Rolla property using our cap rate calculator (pre-filled with Rolla data). Compare Rolla against similar markets in the Midwest region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.
Rolla vs Missouri state average and national average across key investment metrics. Rolla's cap rate is below both benchmarks — deal sourcing is critical here.