123 Gamma Cir · Roland, OK 74954

$156,900

3 bd · 1.0 ba · 1,363 sqft · SingleFamily public records · 372 Days on market

Built 1972 0.36 ac lot Est $172k · 9% 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 +12.6/30.0
• ARV discount +11.4/15.0
• Appreciation +6.2/10.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

The wait is over! This charming, newly remodeled ranch-style home is located in a quiet neighborhood perfect for families or evening walks with your dog. Updates include a new roof, new HVAC system, new flooring, new light fixtures and ceiling fans, and fresh paint throughout. The kitchen features beautiful granite countertops, a new electric range, new dishwasher, and new garbage disposal. Both the full and half baths have new vanities and commodes. The home offers three spacious bedrooms with room for king or queen beds, plus a large laundry/mud room with extra storage, ready for a washer and electric dryer. Enjoy the huge backyard with mature trees and a large wood deck, perfect for rela

Key facts

• New ceiling fans
• New flooring
• New paint

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• NEW FLOORING
• NEW LIGHT FIXTURES
• NEW CEILING FANS
• NEW PAINT

Property features AI

Exterior

• Parking: Carport; Concrete parking; 1 covered parking space
• Utilities: Public water; Sewer available; Electricity available
• Home design: Single-family house; One story; Built on slab
• Construction: Brick construction
• Exterior features: Covered porch; Covered patio; Back yard fencing; Chain link fence; Shingle roof; Cul-de-sac lot; City lot; Paved road; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Range hood; Disposal
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Pantry; Storage; Tile counters; Double-pane windows; Storm windows; ENERGY STAR qualified appliances
• 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 $157k.

Deal economics

• At list price, monthly cash flow is $-19 ($-226/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (25.3% below list).
• Recommended offer: $117k (25.3% 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 $44k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,211 (25.3% 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 372 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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: 0.75% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $171,738
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Loop West	0.24mi	3/2.0	1,350 (-1%)	4mo	$179,000	$133	80
104 Math Ln	0.16mi	3/1.5	1,305 (-4%)	5mo	$92,400	$71	79
104 Commanche Loop	0.31mi	3/2.0	1,345 (-1%)	4mo	$205,000	$152	76
107 S Circle A Cir	0.12mi	3/2.0	1,302 (-4%)	9mo	$163,000	$125	76
403 Woodland Hills Blvd	0.20mi	3/2.0	1,400 (+3%)	9mo	$110,000	$79	75
125 Math Ln	0.17mi	3/2.0	1,310 (-4%)	8mo	$75,000	$57	74
105 N Circle B	0.13mi	3/1.5	1,512 (+11%)	0mo	$149,000	$99	73
205 Adirondack Loop	0.28mi	3/2.0	1,240 (-9%)	7mo	$156,000	$126	62
110 S Circle A	0.15mi	3/2.0	1,560 (+14%)	4mo	$199,000	$128	62
136 Stone Dr	0.53mi	3/2.0	1,452 (+6%)	1mo	$250,000	$172	60
101 Choctaw Dr	0.33mi	3/2.0	1,526 (+12%)	6mo	$205,000	$134	55
101 Hollow Dr	0.59mi	2/1.0 (-1)	1,181 (-13%)	2mo	$109,000	$92	44

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: 5.1%
• Equity multiple: 1.28×
• Total profit: $12,443
• Equity at exit: $65,030

10-year hold

• IRR: 8.5%
• Equity multiple: 2.20×
• Total profit: $52,534
• Equity at exit: $96,122

Cash invested: $43,932 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-19

Break-even live

Break-even rent $1,196

Max offer price $153,567

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $26	+0% $-19	+5% $-63	+10% $-108
Rent	-10% $-111	-5% $-65	+0% $-19	+5% $27	+10% $74
Rate	-1.0pp $60	-0.5pp $21	base $-19	+0.5pp $-60	+1.0pp $-101

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: $39,225
• Closing costs: $4,707
• 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	0.11mi
512 Carson Rd Roland, OK	3.0	1.0	1200	$1,000	$0.83	21d	1	0.27mi

Listing history 26 events

1. 2026-06-21
   days on market $156,900 Active 372 DOM
2. 2026-06-19
   days on market $156,900 Active 370 DOM
3. 2026-06-18
   days on market $156,900 Active 369 DOM
4. 2026-06-17
   days on market $156,900 Active 368 DOM
5. 2026-06-16
   days on market $156,900 Active 367 DOM
6. 2026-06-15
   days on market $156,900 Active 366 DOM
7. 2026-06-14
   days on market $156,900 Active 364 DOM
8. 2026-06-13
   days on market $156,900 Active 363 DOM
9. 2026-06-10
   days on market $156,900 Active 361 DOM
10. 2026-06-09
    days on market $156,900 Active 360 DOM
11. 2026-06-08
    days on market $156,900 Active 359 DOM
12. 2026-06-07
    pricedays on market $156,900 Active 358 DOM
13. 2026-06-03
    days on market $159,900 Active 354 DOM
14. 2026-06-02
    days on market $159,900 Active 353 DOM
15. 2026-06-01
    days on market $159,900 Active 352 DOM
16. 2026-05-31
    days on market $159,900 Active 351 DOM
17. 2026-05-30
    days on market $159,900 Active 350 DOM
18. 2025-12-02
    price $159,900
19. 2025-08-02
    price $164,500
20. 2025-06-09
    listed $169,500 Active
21. 2025-01-13
    price $165,000
22. 2024-11-27
    listed $169,000 Active
23. 2017-09-27
    soldstatus $500,000
24. 2014-09-04
    soldstatus $54,000
25. 2006-11-13
    soldstatus $77,500
26. 2006-03-14
    soldstatus $40,000

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: +$732/yr (+$61/mo · 107.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,065
• − Mortgage interest: −$8,789
• − Property taxes: −$680
• − Insurance: −$784
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$4,564
• Taxable loss: −$3,003
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $494/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

+299.8% since first listed

9 events — show timeline

• 2025-12-02 Price Changed $159,900 WRVBOR
• 2025-08-02 Price Changed $164,500 WRVBOR
• 2025-06-09 Listed $169,500 WRVBOR
• 2025-01-13 Price Changed $165,000 WRVBOR
• 2024-11-27 Listed $169,000 WRVBOR
• 2017-09-27 Sold (Public Records) $500,000 Public Records
• 2014-09-04 Sold (Public Records) $54,000 Public Records
• 2006-11-13 Sold (Public Records) $77,500 Public Records
• 2006-03-14 Sold (Public Records) $40,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $680 · +4.9% YoY. Source: county tax records.