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.
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What the data actually shows - TL;DR
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.
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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.
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.
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.
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.
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.
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.
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.
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.
Visual Summary
What Roofstock offered individual investors, then and now
As captured on roofstock.com, stessa.com and mynd.co on November 9, 2026, with Wayback captures for the earlier state.
Roofstock marketplace (occupied single-family rentals)
Live on August 3, 2025 with 75 listings; URLs now redirect to Stessa's search of MLS listings and an off-market beta.
30-day money-back guarantee and Roofstock Certified
In the 2021 Terms and the archived 2022 guarantee page; absent from the June 4, 2024 Terms; the page redirects to the home page.
Lease-up guarantee (75% of estimated rent on vacant homes)
In the 2021 Terms; absent from the 2024 Terms.
Roofstock One Trust series (2018 to 2020, 10% of one home each)
One round of Form D notices and nothing after; what became of the series is not public.
Roofstock One, Inc. (2021 to 2023, accredited, $5,000 minimum)
Cashed out at $12.30 a share in a merger effective September 29, 2023; the product page redirects to the home page from May 16, 2024.
Seller services and Roofstock Offers
Live on February 10, 2026; now redirects to Stessa's 'sell your property' form.
Roofstock onChain (tokenized homes)
Four homes listed, one 'DEPLATFORMED'; not linked from roofstock.com.
Mynd property management
Live, priced per market, with a rental income guarantee and a $3,000 eviction plan for Mynd-placed residents; licensed in California through August 2028.
Stessa software, banking and listing search
Live: free to $35 a month; Thread Bank accounts; MLS listings and an off-market beta, with referral to outside agents.
Quick Verdict
Is this platform right for you?
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
Avoid 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
Top 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
Key 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
Compare Before Deciding
Where Roofstock fits against alternatives
Use these hooks to pressure-test whether this is the right platform, or whether a nearby alternative matches the job better.
How this compares to Arrived
Arrived
Fractional single-family series under Regulation A, managed in part by Mynd.
How this compares to Pacaso
Pacaso
Co-ownership of second homes sold through its own brokerage.
How this compares to Landa
Landa
Fractional single-family shares on an app.
$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.
Quick Answers
What most investors want to know first
The highest-signal facts first: minimums, liquidity reality, K-1 timing, and whether distributions are actually part of the experience.
Liquidity
No secondary market for Roofstock One; onChain tokens transfer on Ethereum but the site lists four homes.
K-1 Timing
Not applicable to direct ownership; unknown for Roofstock One.
Distributions
Mynd remits rent to owners monthly ('so you can keep receiving your distributions in the same month').
Overview
Platform Overview
A concise read on what the platform is, how the structure works, and where the practical friction shows up for real investors.
Roofstock, Inc. (Delaware, EDGAR CIK 1643176) filed its first Form D in May 2015 as DwellConnect, Inc. from a Piedmont, California address, and reported $80.3 million sold across four venture rounds through April 2019, with Gary Beasley signing as chief executive. Its broker-license page lists Roofstock Realty, LLC (Texas TREC 9005982 and firm licenses in five other states) and Roofstock Portfolio Services, LLC. In California, the Department of Real Estate lists the corporate licenses of Roofstock Realty Inc., Roofstock Portfolio Services Inc. and Roofstock Select Inc. as expired between March and May 2026, and Mynd Management, Inc. as licensed through August 2028. The site lists Craig Robinson as president and chief executive, Gary Beasley as co-founder and executive chairman, and a board with representatives of Khosla Ventures, SoftBank, Invesco Real Estate and Lightspeed.
Mynd Management merged into the Roofstock corporate entity in May 2024 and keeps its brand; Stessa, bought in a transaction that JLL's filings describe as part of a broader investment in Roofstock, provides software and banking; RentPrep provides tenant screening. Through Stessa's search, individual investors can find homes and are referred to outside agents. Through Mynd, they can hire a manager for a flat monthly fee. Institutions use roofstock.com for portfolio acquisitions, dispositions, management and valuations.
It ran a consumer marketplace for occupied rentals from 2015 until at least August 2025 and sold fractional interests through Roofstock One, and has withdrawn both, with the guarantees, with no announcement on the Roofstock pages AltStreet reviewed; Roofstock One, Inc. was cashed out at $12.30 a share in a September 2023 merger into a company led by Roofstock's chief executive. Today it sells portfolio, management and valuation services to institutions, and individual investors can use Mynd property management, Stessa software and Stessa's listing search. Its own securities record is small: $80.3 million of venture rounds to 2019 and $3.8 million reported across the Roofstock One offerings.
Company and people
Roofstock, Inc., 2001 Broadway, Oakland (EDGAR CIK 1643176, first Form D as DwellConnect, Inc., May 2015). Leadership on the site: Craig Robinson, president and chief executive; Gary Beasley, co-founder and executive chairman (chief executive on every Form D and in the 2024 merger release); Lauren Pierce, Lloyd Hsu, Melissa Johnston and Aaron Joly. Board representatives of Khosla Ventures, SoftBank, Invesco Real Estate and Lightspeed. Brands: Mynd, Stessa, RentPrep.
Registration
No SEC-registered adviser or broker-dealer under the Roofstock name; no row in AltStreet's SEC enforcement tables. California Department of Real Estate, read November 9, 2026: Roofstock Realty Inc. (01995170) expired May 12, 2026; Roofstock Portfolio Services Inc. (02174104) expired March 20, 2026; Roofstock Select Inc. (02186390) expired April 27, 2026, none with disciplinary action; Mynd Management, Inc. (02014508) licensed through August 12, 2028, with the 2022 trust-account settlement described above. Other states' licenses appear on Roofstock's own license page and were not checked against state records. The privacy policy also names Roofstock Advisors, LLC, which is not described anywhere on the site and has no IAPD record.
What individual investors can use
Stessa's listing search (MLS and IDX listings plus an off-market beta, default yield math, referral to an outside agent), Stessa's landlord software and Thread Bank accounts, Mynd property management, RentPrep screening paid by tenants, and short-term rental management through a Casago franchise. No securities product is offered on the current site.
Fees
Mynd: flat monthly fee by market ($129 to $189 for one home on the pages sampled), leasing fee 50% of one month's rent, renewal fee $299 or 25% of a month's rent (minimum $399, maximum $1,000), repairs and maintenance billed to the owner. Stessa: free, $12 to $15 a month, or $28 to $35 a month. onChain: 3% on purchases and sales. Former marketplace buyer fee: 0.5% of the contract price or $500, whichever was higher (Roofstock's how-it-works page, archived August 2020 and May 2021).
Roofstock One on EDGAR
65 Roofstock One Trust series, December 2018 to January 2020 (66 notices): $4,966,273 offered, $1,719,889 reported sold, North Capital Private Securities Corporation (CRD 154559) paid $34,209, no amendments; each interest was 10% of one home. Roofstock One, Inc.: Rule 506(c), $2,058,182 sold to 179 investors per the October 20, 2022 amendment, $5,000 minimum; merged into CloudHouse NewCo LLC on September 29, 2023 with each share cashed out at $12.30 (Maryland Articles of Merger). The two records are separate.
Liquidity
A whole-home buyer owns the deed and sells through any agent. Trust series interests could be redeemed, at Roofstock's discretion, at 92.5% of a value Roofstock set (2019 Summary of Terms). Roofstock One, Inc. asked for 'an investment horizon of at least 5 years' and ended in the 2023 cash-out.
Court record
CourtListener RECAP search for 'Roofstock' returned nine federal dockets whose filed documents mention the name; none lists a Roofstock or Mynd entity as a party. No EDGAR filing describes litigation involving Roofstock. California's Department of Real Estate settled a trust-account accusation against Mynd in 2022. State courts not searched.
ASRoofstock One reconciliation: what the notices show
- 65 trust series, 66 notices (Stdo71 filed twice and is counted at its second notice), $4,966,273 offered and $1,719,889 reported sold. Four December 2018 series used Rule 506(b) and were fully sold to one investor each; the other 61 used Rule 506(c), and most reported 10% of the series sold at filing, matching a minimum of 10% of the series amount.
- Commissions to North Capital total $34,209, about 0.7% of each series' full offering amount rather than of the amount sold.
- 54 of the 65 notices were filed more than 15 days after the stated first sale (median 34 days). The 15-day clock runs from the first sale; the notices give that date, so the gap is reported as found.
- Roofstock One, Inc. filed a Rule 506(b) notice before any sale in November 2021 and amended it in October 2022 to Rule 506(c) with $2,058,182 from 179 investors, then merged out at $12.30 a share in September 2023 with no further SEC filing. The two products together report $3.78 million sold; Roofstock's own venture rounds to 2019 report $80.3 million.
Key Gaps & Non-Disclosures
- No later filing for any trust series; the Roofstock One, Inc. outcome is in Maryland's corporate records, not on EDGAR.
- No public statement of how any trust series ended.
- No financial statements or audit of any vehicle.
- No announcement on the Roofstock pages reviewed that the product closed or merged.
Platform Intelligence
Roofstock timeline
Key platform events, regulatory turns, liquidity stress points, and product launches that shape how the review should be read.
Founded as DwellConnect
First Form D in May 2015 under the name DwellConnect, Inc. ($6.25 million from 19 investors after amendment); a $7.0 million round follows in December.
$50 million round
Form D for a round later amended to $50.0 million from 29 investors (April 2019); Roofstock is the sole broker on a Colony Starwood portfolio sale.
Roofstock One
First four Roofstock One Trust series filed December 28, 2018; 61 more follow through January 2020.
Roofstock One, Inc.
Maryland corporation files a Rule 506(b) notice before any sale; JLL records a gain on selling Stessa as part of an investment in Roofstock.
Series E and the last Roofstock One filing
Registered funds buy Series E preferred at $29.49; Roofstock One, Inc. reports $2.06 million from 179 investors under Rule 506(c) in October, its last filing.
Mynd settles with California regulator
April: Mynd Management settles a 2021 Department of Real Estate accusation over trust-account shortages found in an audit of 2018 to 2020; 60-day suspension, fully stayed, $1,500 penalty and $6,123 audit costs.
Roofstock One cashed out
August 23: merger agreement with CloudHouse NewCo LLC. September 29: stockholders approve by majority written consent and every Roofstock One, Inc. share is canceled for $12.30 in cash at 4:00 p.m.
Mynd merger
May 16: Mynd merges into Roofstock; the Roofstock One page begins redirecting the same day. June 4 Terms drop the guarantees. October: about 1,700 homes sold to AMH.
Vacasa and the marketplace's end
Roofstock commits $40.0 million to the Vacasa take-private, closed April 30. The marketplace is live in August and later redirects to Stessa.
Institutional services
roofstock.com presents investor services for institutions; seller services redirect to Stessa; Roofstock's three California brokerage licenses expire between March and May; funds mark Series E at $3.91 and $18.17 as of June 30.
Investor Operations
The practical questions investors actually care about: when tax documents arrive, how cash distributions work, and whether capital can be exited before the underlying asset is sold.
Tax Documents
K-1 Timing
What to expect
Not applicable to direct ownership; unknown for Roofstock One.
Delay signals
- No Roofstock One tax documentation is public
Extension risk
Not stated.
Confidence: Low
Cash Flow
Distributions
Timing
Mynd remits rent to owners monthly ('so you can keep receiving your distributions in the same month').
Consistency
Depends on the home and the tenant; Mynd's guarantee covers up to one month of a Mynd-placed resident's missed rent.
Liquidity
Exit Reality
Holding period
None for a deeded home beyond the time to sell it; Roofstock One required 'an investment horizon of at least 5 years'.
Exit options
- Sell the home through any agent or Stessa's sell form
- Roofstock One, Inc.: cashed out at $12.30 in 2023
- Trust series: discretionary redemption at 92.5% of Roofstock's valuation (2019 terms)
Secondary market
No secondary market for Roofstock One; onChain tokens transfer on Ethereum but the site lists four homes.
Confidence: Medium
Investment Structures
Roofstock sells no investment product on its current sites. Individual investors buy whole homes directly, with deeds in their own names, through outside agents found on Stessa's search, and hire Mynd or use Stessa as services. Its past investment structures are retired.
- Whole-home purchase on the old marketplace (2015 to 2025): a deeded rental, a buyer marketplace fee of 0.5% of the contract price or $500, whichever was higher (2020 to 2021 how-it-works page), and, for certified homes, a 30-day money-back guarantee.
- Roofstock One Trust series (2018 to 2020): 65 series of a Delaware statutory trust, each 10% of one home, $50,400 to $200,800 each, Rule 506(b) then 506(c), placed by North Capital Private Securities Corporation, Roofstock, Inc. as administrator; no later filing.
- Roofstock One, Inc. (2021 to 2023): tracking and common stock for accredited investors, $5,000 minimum and $100 additions, Rule 506(c); $2,058,182 from 179 investors as of October 2022; merged into CloudHouse NewCo LLC on September 29, 2023 at $12.30 a share in cash.
- Roofstock onChain: homes held by LLCs whose ownership is a token on Ethereum, 3% fee plus gas, described by the site as not securities; four homes listed, one deplatformed.
Risk
Risk Structure
This is where the marketplace pitch gives way to the actual operating reality: delayed exits, limited disclosure, fee drag, and path-dependent outcomes.
Products retired by redirect
The marketplace, guarantees and Roofstock One pages now redirect, and AltStreet found no announcement on the Roofstock pages reviewed. Customers relying on an older description of the service will not find it.
Roofstock One's ending
A cash-out merger at $12.30 a share into a company whose president was Roofstock's chief executive, approved by majority written consent; the price basis and the homes' disposition are not public.
Valuation uncertain
Registered funds mark the same Series E preferred at $3.91 and $18.17 as of June 30, 2026, against $29.49 paid in 2022; Roofstock publishes no financial statements.
Mynd's trust-account record
A 2022 California settlement over trust-account shortages found in a 2018 to 2020 audit; the stayed suspension's two-year term has run.
Fees partly public
Mynd and Stessa prices are public; the management agreement, maintenance pricing and referral payments are not.
Conflicts across roles
Roofstock represents sellers in portfolio sales, runs acquisitions for buyers, manages the homes and receives partner referral payments.
Related-party exits on the sponsor's terms
Roofstock One, Inc. was cashed out at $12.30 a share by merger into a company led by Roofstock's chief executive, after a notice offering a tender at NAV less 3%.
Why it matters
When the sponsor's side sets the value and buys the assets, minority holders take that price; the NAV method and the homes' later sale values are not public.
Mitigation / verification
In any sponsor-managed fractional product, read the charter's merger and termination terms and how NAV is set before investing; former holders can ask for the merger agreement and the NAV calculation.
Relying on retired guarantees
The money-back and lease-up guarantees are not in the current Terms.
Why it matters
A buyer who expects them, from old reviews or the 2021 Terms still online, has no such protection.
Mitigation / verification
Treat any Roofstock or Stessa purchase as an ordinary MLS purchase with your own inspection, and get Mynd's guarantee terms in the management agreement.
Default yield math on listings
Stessa shows gross yield, cap rate and cash on cash for every listing from default assumptions; the sample was negative on cash on cash.
Why it matters
A positive gross yield can sit beside a negative cash return once financing and expenses are counted.
Mitigation / verification
Replace the defaults with your own rent comparables, insurance quote, tax bill and loan terms before relying on any figure.
Management cost beyond the monthly fee
Mynd's flat fee excludes leasing, renewals, repairs and maintenance.
Why it matters
Leasing at 50% of a month's rent and maintenance billed through the manager can exceed the monthly fee in a turnover year.
Mitigation / verification
Ask for the management agreement, the maintenance coordination terms and a year of sample owner statements.
Biggest Misconceptions & What Actually Happens
- '10B Transacted': undefined, and other pages state $4.1 billion, $5 billion, $6 billion and $8.5 billion.
- '400K Users' and '400,000+ investors': undefined; the careers page reads '400,000+ investors and X residents' as captured.
- 'Rental Income Guarantee': covers up to one month of rent when a Mynd-placed resident misses a payment, not rent generally.
- 'Roofstock only charges 3% total in commissions': on a stale Stessa page; the seller page it links to is gone.
- Roofstock's broker-license page: California's records list the three Roofstock corporate brokerage licenses as expired in 2026.
- Stessa's yields and cap rates: computed from default rent, mortgage and insurance assumptions, and the metrics FAQ says estimated rent 'is not a guarantee or prediction'.
Regulatory & Legal Posture
Security Status
Roofstock's current services are real estate brokerage, property management and software, not securities. Its past fractional products were Regulation D offerings: Roofstock One Trust series (Rule 506(b) then 506(c)) and Roofstock One, Inc. (Rule 506(c)).
The trust series were placed by North Capital Private Securities Corporation, a FINRA member; Roofstock One, Inc. names no broker. Roofstock onChain describes its tokenized homes as not securities. No Roofstock entity is an SEC registrant.
Disclosure Quality
Low for the securities: one notice per series, no amendments, no offering documents or financial statements public. Moderate for the services: licenses, agency roles and Mynd and Stessa prices are public.
Custody Model
Whole-home buyers hold title. Earnest money and closings run through title and escrow companies. Mynd collects rent and remits to owners. Stessa deposits are at Thread Bank, with sweep coverage the site puts at up to $3,000,000.
Regulatory Backing
State real estate regulators license the brokerages and Mynd; in California, Mynd's license is active and the three Roofstock corporate licenses expired in 2026. No custodian, transfer agent or administrator other than Roofstock is named for Roofstock One.
Tax Treatment
Reporting
Direct owners report rental income on their own returns (Schedule E for individuals); Stessa's software produces the schedules. Roofstock One holders' tax forms are not public.
Not applicable to direct ownership; unknown for Roofstock One.
Income Character
Rental income, depreciation and gains on sale of a directly owned home.
A direct owner takes depreciation and expenses on the property and pays tax on rental profit and on gain at sale.
Limitation
Passive-loss rules limit using rental losses against other income for most investors. Confirm with a tax adviser.
Account Suitability
Taxable
The usual case for a direct rental.
Roth IRA
Possible through a self-directed IRA with strict prohibited-transaction rules; Roofstock's own IRA guide is on its site.
Traditional IRA
Same rules; a mortgaged home in an IRA can create UBTI.
HSA
Not practical.
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AltStreet Data Layer
What the data actually shows
AltStreet read the 78 Form D notices of Roofstock's entities and Mynd and one filed by an outside vehicle that bought Roofstock stock, the third-party filings that name Roofstock, Maryland's merger record, California's license records, and 99 pages of the current sites plus archived versions.
Roofstock One raised little on the record
65 trust series reported $1,719,889 sold of $4,966,273 offered; Roofstock One, Inc. reported $2,058,182 from 179 investors. Together $3.78 million, against $80.3 million in Roofstock's own venture rounds to 2019.
What this means
The fractional product was a small part of the business on the public record. The two forms ended differently: the trust series' outcome is not public, and Roofstock One, Inc. was cashed out in 2023.
Roofstock One ended in a cash-out merger
Maryland Articles of Merger: Roofstock One, Inc. merged into CloudHouse NewCo LLC (sole member Cloudhouse LLC) effective September 29, 2023; each common share, with tracking stock converted first, was canceled for $12.30 in cash; Gary Beasley signed as president of both companies; majority written consent.
What this means
Shareholders at the merger received a fixed cash price set in a related-party transaction; how many of the 179 investors reported in 2022 were still holders is not stated, and without the NAV and purchase prices the return cannot be computed from public sources.
One snapshot per trust series
No trust series ever amended; Stdo71 filed a second original notice with swapped sold and remaining figures; 54 of 65 notices were filed more than 15 days after the stated first sale.
What this means
The public record cannot show how any trust series ended.
Products withdrawn by redirect
/one redirects from May 16, 2024 (the merger date); the guarantees are absent from the June 4, 2024 Terms; the marketplace redirects to Stessa after August 3, 2025; seller services after February 10, 2026.
What this means
Older reviews and the 2021 Terms still online describe a service that no longer exists.
Funds mark the preferred far apart
As of June 30, 2026: BNY Mellon Small/Mid Cap Growth Fund $3.91 a share, NYLIM VP Newton Technology Growth Portfolio $3.91 (labeled Series E), The Private Shares Fund $18.17 for Series E preferred it bought at $29.49 in March 2022.
What this means
A valuation finding: the funds that hold the stock do not agree on its value, and the company publishes no financial statements.
California licenses by entity
Roofstock Realty Inc., Roofstock Portfolio Services Inc. and Roofstock Select Inc. corporate licenses expired March to May 2026; Mynd Management, Inc. licensed through August 2028, with a 2022 settlement over $26,049.97 of trust-account shortages found in a 2018 to 2020 audit.
What this means
Roofstock's own license page is not a substitute for the state record.
Institutional business visible in others' filings
Seller's broker on Arlington Asset's $132.75 million purchase (2022); existing manager in the $353.5 million Starwood portfolio sold to VineBrook; 6.5% management fee underwritten in STAR securitizations; $40.0 million equity commitment in the Vacasa take-private.
What this means
The company's activity has moved to institutions, where its record is documented by counterparties rather than by Roofstock.
Data as of 2026-11-09 . AltStreet review evidence layer . Public-source analysis
Full dataset$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.
Decision Fit
Investor Fit
Who this works for, who it does not, and what level of patience and complexity tolerance the platform really demands.
Owners of single-family rentals looking for a property manager in Mynd's markets
Public flat fees and two narrow guarantees; the agreement and maintenance terms need reading before signing.
Self-managing landlords who want bookkeeping and banking
Stessa is free at the base tier with published prices above it.
Investors looking for the old Roofstock marketplace and its guarantees
It no longer exists; Stessa's search aggregates MLS listings, with an off-market beta, and refers buyers to outside agents.
Investors wanting fractional single-family exposure
Roofstock One, Inc. was cashed out in 2023 and nothing replaces it.
Tradeoffs
Key Tradeoffs
The attraction of pre-IPO access is real, but every benefit comes bundled with a corresponding liquidity, transparency, or pricing cost.
Services in one place vs. the old marketplace
Search, management, software and screening under one company, without certified listings or a money-back guarantee.
Published management fee vs. unpublished agreement
Mynd's monthly, leasing and renewal fees are public; maintenance and the agreement are not.
Institutional record vs. retail reporting
Counterparties document Roofstock's institutional work; Roofstock One's ending is in a Maryland filing, not in public investor reporting.
Avoid
Who This Is Not For
This section should be read as a filter, not an afterthought. If you need income, simplicity, or near-term access to capital, the structure is working against you.
Investors seeking fractional single-family rentals
Roofstock One, Inc. was cashed out in 2023 and nothing replaces it.
Buyers relying on a money-back guarantee
The guarantees are not in the current Terms.
Investors who need the provider's audited statements
Roofstock publishes none.
Editorial View
AltStreet Perspective
The compressed version of the review: what matters, what marketing tends to obscure, and how we would frame the platform for a serious allocator.
Verdict
A licensed single-family services company with public management and software prices, whose retail products were retired by redirect and whose Roofstock One, Inc. shareholders were cashed out in a related-party merger that AltStreet found no mention of on the Roofstock pages reviewed.
Positioning
Use Mynd or Stessa on their published terms; treat any older description of Roofstock as out of date.
The Bottom Line
The marketplace sends buyers to Stessa, Roofstock One, Inc. was cashed out at $12.30, and the services remain.
Action
Next Steps
If you still want to engage after reading the review, these are the practical next moves that reduce avoidable mistakes.
Former Roofstock One, Inc.
holders: compare the $12.30 cash-out with your purchase price, and ask for the merger agreement and the NAV calculation if you did not receive them.
Before signing with Mynd, ask for the property management agreement, maintenance coordination terms and the conditions of the rental income guarantee and eviction plan.
Before relying on a Stessa listing's yield, replace the default rent, insurance, tax and loan assumptions with your own.
Ask what Roofstock or Stessa receives when you use a referred agent or a LendingOne loan.
Check any Roofstock brokerage's license with the state regulator before relying on its license page; Mynd's California record includes the 2022 trust-account settlement.
AltStreet Research Desk
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Deal Intelligence →Appendix
Sources, Disclosures, and Supporting Context
The lower section is structured like a report appendix: relationship context first, adjacent reading second, and evidence last.
Report Appendix
Disclosure
Relationship and compensation context
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Report Appendix
Disclosure
Relationship and compensation context
Report Appendix
Related Resources
Adjacent platform comparisons, frameworks, and category links
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Report Appendix
Related Resources
Adjacent platform comparisons, frameworks, and category links
Further Reading
Related Resources
Adjacent frameworks and reviews that help place the platform in a broader allocation or due-diligence context.
Explore Asset Class
Real Estate / Single-Family RentalsFund Landscape
Report Appendix
Evidence & Methodology
30 cited passages on file; sources, scope, and how the review was assembled
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Report Appendix
Evidence & Methodology
30 cited passages on file; sources, scope, and how the review was assembled
Evidence on file
30 supporting passages on file for Roofstock and its offerings from 20 source documents, 4 discrepancies flagged. Each passage records the metric it supports, the value read from the document, the page, and the verbatim text where the document has it. Terminal subscribers read the passages; open them in the terminal.
- Cited passages
- 30
- Source documents
- 20
- Analyst verified
- 0
- Discrepancies flagged
- 4
ASReview Evidence
Methodology
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.
Scope
EDGAR CIKs 1643176 (Roofstock, Inc.), 1890045 (Roofstock One, Inc.), 65 Roofstock One Trust series (1762571 to 1799936) and 1688930 (Mynd Management); roofstock.com, stessa.com, mynd.co and onchain.roofstock.com public pages.
Key Findings
- *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
FAQ
Frequently Asked Questions
High-intent search questions answered directly, without making users hunt through the full review.
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.