--- title: "Roofstock Review 2026: What Happened to the Marketplace, Roofstock One and the Guarantees" url: https://altstreet.investments/platforms/reviews/roofstock kind: platform-review updated: 2026-11-09 description: "Roofstock review 2026: the marketplace now redirects to Stessa, the money-back guarantee is gone, and Roofstock One, Inc. was cashed out at $12.30 a share in 2023. Mynd fees, Stessa prices and the license record." publisher: AltStreet (https://altstreet.investments) license: Public factual pages may be read, quoted and cited with attribution and a link. Bulk redistribution is not permitted. --- # Roofstock Review 2026: What Happened to the Marketplace, Roofstock One and the Guarantees Roofstock's old marketplace now sends buyers to Stessa, a Roofstock brand whose search shows MLS listings and an off-market beta and refers buyers to outside agents; the money-back guarantee is gone from the current Terms. Its fractional product, Roofstock One, came in two forms. The 65 trust series of 2018 to 2020 filed one round of Form D notices and nothing after. Roofstock One, Inc. was cashed out at $12.30 a share on September 29, 2023, by merger into a company whose president was Roofstock's chief executive, according to Maryland Articles of Merger. AltStreet score: 36.9 (C-), scored November 9, 2026. Method: https://altstreet.investments/platforms | Field | Value | | --- | --- | | Platform | Roofstock | | What it is | Single-Family Rental Services | | Asset class | Real Estate / Single-Family Rentals | | Website | roofstock.com | | Review first published | November 9, 2026 | | Last updated | November 9, 2026 | | AltStreet relationship | None: no affiliate, sponsorship or partnership | ## The short version A buyer who goes to Roofstock's marketplace today lands on Stessa's listing search, which hands buyers to outside agents; individual investors can still hire Mynd to manage a rental and use Stessa's software, both priced in public. Roofstock itself, founded in Oakland in 2015, now presents institutional services: portfolio acquisitions and sales, property and asset management and valuations. Its fractional product ended in two stages that need to be kept apart. The 65 Roofstock One Trust series, each 10% of one home, filed one round of notices in 2018 to 2020 and nothing after, and what became of them is not public. Roofstock One, Inc., which followed in 2021, merged on September 29, 2023 into CloudHouse NewCo LLC, a company whose president was Roofstock's chief executive, and each share was cashed out at $12.30. AltStreet found no announcement of these changes on the Roofstock pages it reviewed. - **Marketplace gone** roofstock.com/investment-property-marketplace and every old listing URL now redirect to stessa.com/investment-properties, a search of MLS and IDX listings ('1,059,557 results' as captured) with an 'Off-Market Beta' tab, outside listing agents and a 'Buy with an Agent' referral. A Wayback capture shows the Roofstock marketplace live on August 3, 2025 with 75 properties. The Stessa listing pages say 'Neither Stessa nor its affiliates are acting as your real estate agent or broker'. The six listings AltStreet sampled all showed negative cash on cash on Stessa's own default assumptions. - **$1.72M across 65 series** Roofstock One Trust's 65 series filed 66 Form D notices between December 2018 and January 2020 (one series filed twice), offering $4,966,273 and reporting $1,719,889 sold, through North Capital Private Securities Corporation for $34,209 in commissions. Roofstock's 2019 Summary of Terms says each series interest was 'ten percent (10%) of a single-family rental property', managed by a Roofstock subsidiary for 10% of rent. No series amended or filed again, and what became of the series is not public. This is a separate record from Roofstock One, Inc., the Maryland corporation that followed. - **$12.30 cash** Maryland Articles of Merger (reproduced at altstreet.investments/documents/roofstock/maryland-articles-of-merger-roofstock-one-2023-09-29.pdf): Roofstock One, Inc. merged into CloudHouse NewCo LLC at 4:00 p.m. on September 29, 2023 under a merger agreement dated August 23, 2023. Tracking stock converted into common stock, and each common share was canceled for $12.30 in cash. The surviving company's sole member is Cloudhouse LLC, a Delaware company; Gary Beasley, Roofstock's chief executive, signed as president of both sides. Holders of a majority of the common stock approved by written consent the same day. Roofstock One, Inc. reported 179 investors in October 2022; how many still held shares at the merger, what they paid per share and the value the price was based on are not public. - **Guarantees withdrawn** The 2021 Terms (still served at roofstock.com/static/docs) carry the 30-day money-back guarantee and a lease-up guarantee paying 75% of estimated rent on vacant homes; the June 4, 2024 Terms linked from the footer contain neither. The two guarantees on the current site are Mynd's: up to one month of rent if a Mynd-placed resident misses a payment, and up to $3,000 of eviction costs for a Mynd-placed resident. - **$129 to $189 a month** Mynd's flat monthly fee for one home on the seven market pages sampled, falling to $109 to $169 for three to ten homes, plus a leasing fee of 50% of one month's rent and a renewal fee of $299 or 25% of a month's rent (minimum $399, maximum $1,000). Owners pay for repairs and maintenance; no markup is stated. Arrived's annual report shows Mynd managing its homes for 6% of rents with an $84 monthly minimum, so institutional terms differ from the retail page. - **$3.91 vs $18.17** Registered funds' marks on Roofstock's Series E preferred as of June 30, 2026: BNY Mellon Small/Mid Cap Growth Fund, 346,123 shares at $3.91, and NYLIM VP Newton Technology Growth Portfolio, 73,422 shares it labels Series E at $3.91; The Private Shares Fund, 339,154 Series E preferred shares at $18.17, against $29.49 a share it paid in March 2022. These are the funds' valuations, not trades, and SEC staff questioned Private Shares Fund's mark as stale in 2025. Data note: Form D figures are as filed and are not proof of money raised. Roofstock's statistics are the site's statements as captured November 9, 2026; they disagree with each other and are reported as stated. Fund marks come from registered funds' N-PORT filings. Nothing here is audited. ## Key figures | Figure | What it is | Context | | --- | --- | --- | | $1.72M | Sold across 65 Roofstock One Trust series | 66 notices, 2018 to 2020, never amended; $4.97M offered. | | $12.30 | Roofstock One, Inc. cash-out per share | Merger into CloudHouse NewCo LLC, September 29, 2023; 179 investors reported a year earlier. | | $129 to $189 | Mynd monthly fee, one home | Plus 50% of a month's rent to lease and a renewal fee; markets sampled. | | $3.91 vs $18.17 | Series E marks, June 30, 2026 | BNY Mellon Small/Mid Cap Growth vs The Private Shares Fund; $29.49 paid in 2022. | ## Verdict Roofstock is now an institutional single-family services company whose individual-investor products are Mynd property management and Stessa software, both priced in public. The marketplace, guarantees and fractional shares that made its name have been retired, with no announcement on the Roofstock pages AltStreet reviewed, and Roofstock One, Inc. ended in a September 2023 cash-out at $12.30 a share into a company led by Roofstock's chief executive, recorded in Maryland, not on Roofstock's site. For a landlord choosing a manager or software, it is an established provider with published prices and narrow guarantees. **Best for** - Single-family rental owners comparing property managers in Mynd's markets - Self-managing landlords who want free or low-cost bookkeeping software **Look elsewhere if** - You are looking for the curated marketplace and money-back guarantee described in older reviews - You want fractional rental exposure with ongoing public reporting - You need audited statements from the company managing your money **Strengths** - Mynd licensed in California through August 2028; license numbers and named brokers on a public page - Mynd's monthly, leasing and renewal fees published per market; Stessa's prices published per plan - Long institutional record visible in other companies' SEC filings - Mynd's rental income guarantee and eviction plan, within their limits - No SEC or FINRA action and no federal suit naming a Roofstock entity located **Limitations** - Marketplace, guarantees and Roofstock One retired with no announcement on the pages reviewed; the 2024 Terms still describe Roofstock One - Roofstock One, Inc.: cashed out at $12.30 a share in a related-party merger in September 2023; the 65 trust series' outcome is not public - Mynd's 2022 California settlement over trust-account shortages; Roofstock's three California brokerage licenses expired in 2026 - Referral payments not quantified - Site statistics conflict ($4.1B to $10B transacted, 40 to 70+ markets, founding 2015 vs 'since 2008') - No financial statements; funds mark the Series E preferred at $3.91 and $18.17 (June 30, 2026) against $29.49 paid ## Who it fits | Investor | Fit | Why | | --- | --- | --- | | Owners of single-family rentals looking for a property manager in Mynd's markets | neutral | | | Self-managing landlords who want bookkeeping and banking | well-suited | | | Investors looking for the old Roofstock marketplace and its guarantees | poor-fit | | | Investors wanting fractional single-family exposure | poor-fit | | ## Questions **Is Roofstock still in business?** Yes. Roofstock, Inc. operates from Oakland as a single-family rental services company: portfolio acquisitions and sales, asset management and valuations for institutions on roofstock.com, property management through Mynd, and landlord software, banking and a listing search through Stessa. What it no longer runs is the consumer marketplace for occupied rentals, its money-back guarantee and Roofstock One. In California, its three corporate brokerage licenses expired in 2026; Mynd's is active. **What happened to the Roofstock marketplace?** As captured November 9, 2026, roofstock.com/investment-property-marketplace and the old listing pages redirect to stessa.com/investment-properties, a search of MLS listings across the country, with an off-market beta, that refers buyers to outside agents. A Wayback capture shows the Roofstock marketplace live with 75 listings on August 3, 2025. AltStreet found no announcement of the change on the Roofstock pages reviewed. **Does Roofstock still have a 30-day money-back guarantee?** No. The 30-day guarantee and the lease-up guarantee appear in Roofstock's July 2021 Terms but not in the June 4, 2024 Terms linked from the site, and the guarantee page redirects to the home page. The guarantees on the current site are Mynd's: up to one month of rent if a Mynd-placed resident misses a payment, and up to $3,000 of eviction court costs and legal fees. **What happened to Roofstock One?** It came in two forms with separate records. Roofstock One, Inc. merged into CloudHouse NewCo LLC at 4:00 p.m. on September 29, 2023, according to Articles of Merger filed in Maryland (reproduced at altstreet.investments/documents/roofstock/maryland-articles-of-merger-roofstock-one-2023-09-29.pdf). Tracking stock converted into common stock and every common share was canceled for $12.30 in cash. The merger agreement was dated August 23, 2023, holders of a majority of the common stock approved it by written consent, and Gary Beasley, Roofstock's chief executive, signed as president of both companies. The earlier Roofstock One Trust series (65 on EDGAR, 2018 to 2020, each interest 10% of one home) filed nothing after their first notices, and their outcome is not public. AltStreet found no announcement of either on the Roofstock pages reviewed. **Was $12.30 a good price for Roofstock One investors?** The public record cannot say. The Articles of Merger state the cash price but not the net asset value it was based on, and investors' purchase prices are not public. A stockholder notice reproduced by a review site described a tender at 'the next upcoming NAV less a 3% disposition fee'. A former holder can compare $12.30 with the price paid on their own statements. **What did Roofstock charge buyers?** Roofstock's how-it-works page, archived in August 2020 and May 2021, says: 'If your offer is accepted, Roofstock charges a marketplace fee equal to 0.5% of the contract price or $500, whichever is higher.' The 2024 Terms describe a marketplace fee set on terms provided before the purchase agreement, without an amount. Whether the 0.5% applied for the marketplace's whole life is not stated. **What does Mynd property management cost?** On the seven market pages AltStreet captured, a flat $129 to $189 a month for one home, $119 to $179 for two and $109 to $169 for three to ten, plus a leasing fee of 50% of one month's rent and a renewal fee of $299 or 25% of a month's rent (minimum $399, maximum $1,000). Repairs and maintenance are billed to the owner; the site states no markup. Prices vary by market and larger portfolios get custom pricing. **How much does Stessa cost?** Essentials is free, Manage is $12 a month billed annually or $15 monthly, and Pro is $28 a month billed annually or $35 monthly. Banking is provided by Thread Bank, with variable rates of 0.57% to 3.49% by plan and balance as of September 17, 2026. **Is Roofstock legit?** It is a real company with an institutional record that appears in other companies' SEC filings, and AltStreet located no SEC or FINRA action. California's records, read November 9, 2026, show Mynd Management, Inc. licensed through August 2028, after a 2022 settlement over trust-account shortages found in a 2018 to 2020 audit, and the corporate licenses of Roofstock Realty Inc., Roofstock Portfolio Services Inc. and Roofstock Select Inc. expired between March and May 2026. The other concerns are disclosure: products were retired with no announcement on the pages reviewed, the site's statistics conflict, the trust series' outcome is not public, Roofstock One, Inc. was cashed out in a related-party merger, and the company publishes no financial statements. **Are the yields on Stessa's listings reliable?** They are calculations from default assumptions for rent, financing and insurance, not Roofstock's estimates of what a home will earn; the metrics FAQ says estimated rent 'is not a guarantee or prediction'. On six listings AltStreet captured, cap rates were 1.6% to 5.3% and cash on cash was negative on all six. Replace the defaults with your own figures. **Who owns Roofstock?** It is a private company. Its board includes representatives of Khosla Ventures, SoftBank, Invesco Real Estate and Lightspeed, and registered funds including The Private Shares Fund, BNY Mellon Small/Mid Cap Growth Fund and NYLIM VP Newton Technology Growth Portfolio report holding its stock, marked at $3.91 or $18.17 a share as of June 30, 2026. Mynd's shareholders received Roofstock shares in the 2024 merger. Roofstock's own Form D notices report $80.3 million raised in rounds through 2019; no notice covers the 2022 Series E round. **How does Roofstock compare with Arrived?** Arrived sells shares in single-family rental series under Regulation A, with annual and semiannual reports on EDGAR and a $100 minimum. Roofstock no longer offers fractional shares; it sells services to owners. Mynd manages homes for Arrived, at 6% of rents with an $84 monthly minimum per Arrived's annual report. ## Evidence appendix Platform website captured November 9, 2026. The 78 Form D and D/A notices of Roofstock, Inc., Roofstock One, Inc., the 65 Roofstock One Trust series and Mynd Management, and one filed by an outside vehicle that bought Roofstock stock, read from raw XML; EDGAR full-text search for 'Roofstock' and 'Mynd Management' with the material third-party documents read in full; registered funds' N-PORT holdings of Roofstock and Mynd securities; 99 pages of roofstock.com, stessa.com, mynd.co and onchain.roofstock.com captured by Firecrawl on November 9, 2026, with Wayback captures for the earlier marketplace, guarantee and Roofstock One pages; Maryland Articles of Merger for Roofstock One, Inc.; California Department of Real Estate license records and the Mynd accusation and settlement; SEC adviser search, FINRA BrokerCheck and AltStreet's SEC enforcement tables; CourtListener RECAP. No account was opened. **Highlights** - Terms (June 4, 2024): the Marketplace Fee 'will be calculated based on terms that we will provide to you prior to you entering into a Purchase and Sale Agreement'. - Terms (June 4, 2024): 'Roofstock One is private securities offering, exempt from registration pursuant to Rule 506(b) of Regulation D'. - Archived Roofstock One page (September 28, 2023): 'we require that investors in Roofstock One have an investment horizon of at least 5 years'. - Merger release (May 16, 2024): 'Mynd will merge into the Roofstock corporate entity'. - Maryland Articles of Merger: each share of Roofstock One, Inc. common stock converted into 'cash consideration in the amount of $12.30'. - Roofstock One Summary of Terms: a series interest 'represents the indirect ownership of ten percent (10%) of a single-family rental property'. - Archived how-it-works page (2020 and 2021): 'Roofstock charges a marketplace fee equal to 0.5% of the contract price or $500, whichever is higher.' - Stessa listing page: 'Neither Stessa nor its affiliates are acting as your real estate agent or broker'. - Agency disclosures: 'Some of these partners may compensate Roofstock for customer referrals.' - Mynd: 'If a Mynd-placed resident misses a payment, we'll cover up to one-month rent'. **Primary source pages** - roofstock.com home, about, investor services, agency disclosures, broker licenses, press releases and Terms of June 4, 2024 and July 23, 2021 (captured November 9, 2026) - stessa.com pricing, banking, listing search and listing pages; mynd.co property management and market pages; onchain.roofstock.com - SEC EDGAR Form D notices of Roofstock, Inc. (2015 to 2019), Roofstock One Trust series (2018 to 2020), Roofstock One, Inc. (2021 to 2022) and Mynd Management (2016 to 2021) - Vacasa DEFM14A (0001140361-25-011022) and SC 13E3/A exhibits; Arlington Asset 10-Q exhibit (0001564590-22-020373); VineBrook 10-Q exhibits (0001437749-22-027264); Private Shares Fund correspondence (0000000000-25-010703); BNY Mellon, New York Life and Private Shares Fund N-PORT filings - Maryland Articles of Merger, Roofstock One, Inc. into CloudHouse NewCo LLC, filed and effective September 29, 2023 (SDAT work order 0005176887), reproduced at altstreet.investments/documents/roofstock/maryland-articles-of-merger-roofstock-one-2023-09-29.pdf - California Department of Real Estate license records (01995170, 02174104, 02186390, 02014508) and In the Matter of the Accusation of Mynd Management, Inc., H-12497 SF (accusation March 10, 2021; stipulated settlement and order 2022) - Roofstock how-it-works page, archived August 7, 2020 and May 5, 2021 (buyer marketplace fee) - Roofstock One Summary of Terms dated July 1, 2019 (Roofstock CDN, archived May 4, 2020) - SEC Investment Adviser Public Disclosure and FINRA BrokerCheck searches (no Roofstock firm) ## Related - Full review (HTML): https://altstreet.investments/platforms/reviews/roofstock - Every platform review: https://altstreet.investments/platforms/reviews - Methodology and scoring: https://altstreet.investments/platforms - Category hub: https://altstreet.investments/categories/fractional-real-assets --- Source page: https://altstreet.investments/platforms/reviews/roofstock Machine index: https://altstreet.investments/llms.txt AltStreet reads what platforms, funds and issuers file with the SEC and what they tell investors, and publishes the difference. Figures are as filed or as captured on the date stated; nothing here is investment advice.