101 Beta Cir · Roland, OK 74954

$154,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 114 Days on market

Built 1977 10,000 sqft lot Est $173k · 11% under

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Why this score? — see what drove the D+ 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 +12.4/30.0
• ARV discount +12.4/15.0
• Appreciation +6.2/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Charming & Move-In Ready in Roland, OK! Welcome home to this adorable 3-bedroom ranch style home nestled in the established Woodland Hills neighborhood of Roland! This brick home is the perfect starter home or investment opportunity — offering comfort, updates, and convenience all in one. Property Highlights: 2-Car Attached Carport, Spacious Backyard – Perfect for Kids, Pets, or Entertaining, Newer HVAC, Newer Water Heater, Roof Less Than 10 Years Old and New Flooring in Bedrooms. Also quick and easy commute to Fort Smith. Call Today for a private showing!

Key facts

• Spacious backyard
• Newer water heater
• Newer hvac

Tags

• 2-CAR ATTACHED CARPORT
• SPACIOUS BACKYARD
• NEWER HVAC
• NEWER WATER HEATER
• ROOF LESS THAN 10 YEARS OLD
• NEW FLOORING IN BEDROOMS

Property features AI

Finance

• HOA & community: Gutters listed as a community feature

Exterior

• Parking: Attached garage with 2 spaces
• Security: No safety shelter
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Slab foundation
• Construction: Brick veneer and concrete construction; Asphalt/fiberglass roof; Year built (per public records)
• Exterior features: Rain gutters; Patio; Chain link fencing; Lot approximately 0.23 acres

Interior

• Kitchen: Built-in oven; Range (gas range connection)
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Bay windows with vinyl framing; Laminate countertops; Ceiling fan(s); Gas range connection
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (24.2% below list).
• Recommended offer: $117k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Roland — 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 63/100 on livability (#229 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Roland (town): math 18% / reading 21% proficiency, ranked #182 of 270 in OK (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roland Es (math 42% / reading 32%, grade F, #132 of 845 statewide, top 19%, 427 students, 0% FRL); Roland Ms (math 8% / reading 12%, grade F, #288 of 345 statewide, top 86%, 195 students, 0% FRL); Roland Hs (math 2% / reading 34%, grade F, #302 of 447 statewide, top 68%, 323 students, 0% FRL) — zoned schools average 0% FRL vs 67% district-wide (67 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 56 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 125 units permitted in Sequoyah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Sequoyah County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,690 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $172,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 S Circle A Cir	0.10mi	3/2.0	1,302 (+0%)	9mo	$163,000	$125	84
104 Math Ln	0.26mi	3/1.5	1,305 (+0%)	5mo	$92,400	$71	81
125 Math Ln	0.24mi	3/2.0	1,310 (+1%)	8mo	$75,000	$57	76
515 Loop West	0.34mi	3/2.0	1,350 (+4%)	4mo	$179,000	$133	70
403 Woodland Hills Blvd	0.12mi	3/2.0	1,400 (+8%)	9mo	$110,000	$79	70
104 Commanche Loop	0.40mi	3/2.0	1,345 (+4%)	4mo	$205,000	$152	68
205 Adirondack Loop	0.36mi	3/2.0	1,240 (-5%)	7mo	$156,000	$126	66
121 Saskatchewan Rd	0.30mi	3/2.0	1,152 (-11%)	2mo	$179,900	$156	62
101 Lanita Dr	0.44mi	3/2.0	1,132 (-13%)	2mo	$165,000	$146	53
136 Stone Dr	0.62mi	3/2.0	1,452 (+12%)	1mo	$250,000	$172	47
101 Hollow Dr	0.68mi	2/1.0 (-1)	1,181 (-9%)	2mo	$109,000	$92	47
150 Stone Dr	0.57mi	3/2.0	1,489 (+14%)	9mo	$236,000	$158	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.28×
• Total profit: $11,866
• Equity at exit: $63,828

10-year hold

• IRR: 8.4%
• Equity multiple: 2.18×
• Total profit: $50,846
• Equity at exit: $94,346

Cash invested: $43,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74954

• Home prices YoY: 1.1%
• Active inventory: 56
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-24

Break-even live

Break-even rent $1,197

Max offer price $149,732

Occupancy floor 97%

Sensitivity live

Price	-10% $63	-5% $19	+0% $-24	+5% $-68	+10% $-111
Rent	-10% $-116	-5% $-70	+0% $-24	+5% $22	+10% $68
Rate	-1.0pp $53	-0.5pp $15	base $-24	+0.5pp $-64	+1.0pp $-105

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Loop W Roland, OK	3.0	2.0	1790	$1,250	$0.70	13d	1	0.14mi
512 Carson Rd Roland, OK	3.0	1.0	1200	$1,000	$0.83	21d	1	0.36mi

Listing history 31 events

1. 2026-06-21
   days on market $154,000 Active 114 DOM
2. 2026-06-19
   days on market $154,000 Active 112 DOM
3. 2026-06-18
   days on market $154,000 Active 111 DOM
4. 2026-06-17
   days on market $154,000 Active 110 DOM
5. 2026-06-16
   days on market $154,000 Active 109 DOM
6. 2026-06-15
   days on market $154,000 Active 108 DOM
7. 2026-06-14
   days on market $154,000 Active 106 DOM
8. 2026-06-13
   days on market $154,000 Active 105 DOM
9. 2026-06-10
   days on market $154,000 Active 103 DOM
10. 2026-06-09
    days on market $154,000 Active 102 DOM
11. 2026-06-08
    days on market $154,000 Active 101 DOM
12. 2026-06-07
    days on market $154,000 Active 100 DOM
13. 2026-06-03
    days on market $154,000 Active 96 DOM
14. 2026-06-02
    days on market $154,000 Active 95 DOM
15. 2026-06-01
    days on market $154,000 Active 94 DOM
16. 2026-05-31
    days on market $154,000 Active 93 DOM
17. 2026-05-30
    days on market $154,000 Active 92 DOM
18. 2026-05-11
    price $154,000
19. 2026-02-27
    listed $164,900 Active
20. 2025-08-04
    historical
21. 2025-07-15
    price $170,000
22. 2025-07-14
    price $170,000
23. 2025-04-29
    price $178,900
24. 2025-04-29
    price $178,900
25. 2025-03-11
    price $179,900
26. 2025-03-11
    price $179,900
27. 2025-02-07
    listed $186,000 Active
28. 2025-02-07
    listed $186,000 Active
29. 2021-12-29
    soldstatus $117,000
30. 2021-12-23
    soldstatus $117,000
31. 2021-10-25
    listed $123,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $891 · $74/mo
• Projected year-2 tax: $1,386 · $116/mo
• Expected delta: +$495/yr (+$41/mo · 55.6%)

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

Taxation est. · year 1

• Rental income: $14,003
• − Mortgage interest: −$8,626
• − Property taxes: −$891
• − Insurance: −$770
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$4,480
• Taxable loss: −$3,005
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $431/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: Roland
• NCES district ID: 4026310
• Math proficiency: 18% ▼ -8.00%
• Reading proficiency: 21% ▼ -9.00%
• Median HH income: $37,345
• Composite: 16.28/100
• National rank: #9216
• State rank: #182 of 270 in OK

Livability — Roland

• Score: 63/100
• State rank: #229
• US rank: #15893

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roland, OK
• Population (ZIP): 5,066

Population outlook (Sequoyah County) Hauer SSP2

• Today (2025): 39,398 people
• By 2030: 38,215 · -3.0%
• By 2040: 35,625 · -9.6%
• By 2050: 32,943 · -16.4%
• By 2075: 27,805 · -29.4%
• By 2100: 23,311 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 66% Two or more races 13% Native American 13% Black 6% Hispanic / Latino 2%
• Common ancestry: Italian 2% Iranian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Sequoyah

• 2024 margin: Solid R (+61.5) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -25.5pp toward R · 2008: -36.0pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+59.0 2016: R+54.2 2012: R+39.1 2008: R+36.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 207.654
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+24.7% since first listed

14 events — show timeline

• 2026-05-11 Price Changed $154,000 MLS Technology, Inc.
• 2026-02-27 Listed $164,900 MLS Technology, Inc.
• 2025-08-04 Listing Removed — MLS Technology, Inc.
• 2025-07-15 Price Changed $170,000 MLS Technology, Inc.
• 2025-07-14 Price Changed $170,000 WRVBOR
• 2025-04-29 Price Changed $178,900 WRVBOR
• 2025-04-29 Price Changed $178,900 MLS Technology, Inc.
• 2025-03-11 Price Changed $179,900 WRVBOR
• 2025-03-11 Price Changed $179,900 MLS Technology, Inc.
• 2025-02-07 Listed $186,000 MLS Technology, Inc.
• 2025-02-07 Listed $186,000 WRVBOR
• 2021-12-29 Sold (Public Records) $117,000 Public Records
• 2021-12-23 Sold (MLS) $117,000 WRVBOR
• 2021-10-25 Listed $123,500 WRVBOR

Property tax history

+6.0%/yr

Latest (2025): $891 · +17.2% YoY. Source: county tax records.