102 Gamma Cir · Roland, OK 74954

$156,000

2 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 141 Days on market

Built 1975 8,100 sqft lot Est $168k · 7% 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 +11.9/30.0
• ARV discount +10.7/15.0
• Appreciation +6.2/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.6/10.0

Listing remarks

3-bedroom, 1.5-bath home with recent updates. Improvements include new countertops, updated appliances, new light fixtures, new sinks and faucets, and fresh interior paint in neutral colors. Vinyl plank flooring has been installed in the living room and kitchen, with new carpet in the bedrooms. The property includes a fenced backyard. The home is move-in ready.

Key facts

• Updated appliances
• Move-in ready
• New sinks

Tags

• NEW COUNTERTOPS
• UPDATED APPLIANCES
• NEW LIGHT FIXTURES
• NEW SINKS
• FENCED BACKYARD
• MOVE-IN READY

Property features AI

Exterior

• Parking: Attached garage with 1 covered space; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Electricity available; Sewer available
• Home design: Single-family house; One story; Slab foundation; Brick construction; Asphalt shingle roof; Subdivision: Woodland Hills #1
• Construction: Brick construction; Slab foundation; Asphalt shingle roof
• Exterior features: Sloped lot; Paved public road access

Interior

• Kitchen: Dishwasher; Range; Range hood; Electric water heater
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Wood-burning fireplace; Smoke detector(s); Porch
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $-39 ($-470/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (26.5% below list).
• Recommended offer: $115k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 $44k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $114,585 (26.5% 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 141 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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: 0.73% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $168,084
• 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	0.13mi	3/2.0 (+1)	1,302 (-2%)	9mo	$163,000	$125	74
104 Math Ln	0.25mi	3/1.5 (+1)	1,305 (-2%)	5mo	$92,400	$71	73
515 Loop West	0.33mi	3/2.0 (+1)	1,350 (+1%)	4mo	$179,000	$133	70
125 Math Ln	0.26mi	3/2.0 (+1)	1,310 (-2%)	8mo	$75,000	$57	69
403 Woodland Hills Blvd	0.15mi	3/2.0 (+1)	1,400 (+5%)	9mo	$110,000	$79	68
104 Commanche Loop	0.40mi	3/2.0 (+1)	1,345 (+1%)	4mo	$205,000	$152	68
105 N Circle B	0.21mi	3/1.5 (+1)	1,512 (+13%)	0mo	$149,000	$99	60
205 Adirondack Loop	0.34mi	3/2.0 (+1)	1,240 (-7%)	7mo	$156,000	$126	58
121 Saskatchewan Rd	0.32mi	3/2.0 (+1)	1,152 (-14%)	2mo	$179,900	$156	52
101 Hollow Dr	0.65mi	2/1.0	1,181 (-12%)	2mo	$109,000	$92	49
136 Stone Dr	0.63mi	3/2.0 (+1)	1,452 (+9%)	0mo	$250,000	$172	47
101 Choctaw Dr	0.43mi	3/2.0 (+1)	1,526 (+14%)	6mo	$205,000	$134	42

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: 4.6%
• Equity multiple: 1.25×
• Total profit: $11,074
• Equity at exit: $64,657

10-year hold

• IRR: 8.0%
• Equity multiple: 2.13×
• Total profit: $49,439
• Equity at exit: $95,571

Cash invested: $43,680 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-39

Break-even live

Break-even rent $1,195

Max offer price $149,078

Occupancy floor 98%

Sensitivity live

Price	-10% $49	-5% $5	+0% $-39	+5% $-83	+10% $-127
Rent	-10% $-130	-5% $-84	+0% $-39	+5% $6	+10% $51
Rate	-1.0pp $39	-0.5pp $0	base $-39	+0.5pp $-80	+1.0pp $-121

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: $39,000
• Closing costs: $4,680
• 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	12d	1	0.22mi
512 Carson Rd Roland, OK	3.0	1.0	1200	$1,000	$0.83	20d	1	0.38mi

Listing history 23 events

1. 2026-06-21
   days on market $156,000 Active 141 DOM
2. 2026-06-19
   days on market $156,000 Active 139 DOM
3. 2026-06-18
   days on market $156,000 Active 138 DOM
4. 2026-06-17
   days on market $156,000 Active 137 DOM
5. 2026-06-16
   days on market $156,000 Active 136 DOM
6. 2026-06-15
   days on market $156,000 Active 135 DOM
7. 2026-06-14
   days on market $156,000 Active 133 DOM
8. 2026-06-13
   days on market $156,000 Active 132 DOM
9. 2026-06-10
   days on market $156,000 Active 130 DOM
10. 2026-06-09
    days on market $156,000 Active 129 DOM
11. 2026-06-08
    days on market $156,000 Active 128 DOM
12. 2026-06-07
    days on market $156,000 Active 127 DOM
13. 2026-06-03
    days on market $156,000 Active 123 DOM
14. 2026-06-02
    days on market $156,000 Active 122 DOM
15. 2026-06-01
    days on market $156,000 Active 121 DOM
16. 2026-05-31
    days on market $156,000 Active 120 DOM
17. 2026-05-30
    days on market $156,000 Active 119 DOM
18. 2026-02-01
    listed $156,000 Active
19. 2025-10-27
    status Active
20. 2025-04-07
    listed $157,300 Active
21. 2017-09-27
    soldstatus $500,000
22. 2012-02-28
    soldstatus $44,000
23. 2003-07-17
    soldstatus $59,000

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,404 · $117/mo
• Expected delta: +$668/yr (+$56/mo · 90.8%)

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

Taxation est. · year 1

• Rental income: $13,750
• − Mortgage interest: −$8,738
• − Property taxes: −$736
• − Insurance: −$780
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$4,538
• Taxable loss: −$3,242
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $308/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

+164.4% since first listed

6 events — show timeline

• 2026-02-01 Listed $156,000 WRVBOR
• 2025-10-27 Relisted — WRVBOR
• 2025-04-07 Listed $157,300 WRVBOR
• 2017-09-27 Sold (Public Records) $500,000 Public Records
• 2012-02-28 Sold (Public Records) $44,000 Public Records
• 2003-07-17 Sold (Public Records) $59,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $736 · +5.0% YoY. Source: county tax records.