505 Mayfield · Roland, OK 74954

$54,900

2 bd · 1.0 ba · 780 sqft · SingleFamily · 1146 Days on market

Built 1960 1.10 ac lot

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Why this score? — see what drove the C- 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 +18.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

1.103 Acres, Corner Lot, just outside the City of Roland but yet still within City Limits. Public Water, Electric, and Septic System will be onsite. This property is being sold in AS-IS, WHERE-IS condition.

Key facts

• 1.1 acre lot
• Built 1960
• Listed 1146 days

Property features AI

Finance

• Other: Property is residential single-family; Lot size about 1.103 acres

Exterior

• Parking: Gravel parking
• Utilities: Public water; Septic tank; Electricity available; Natural gas available
• Home design: Single-family house; One story
• Construction: Asphalt shingle roof; Other/see remarks construction materials; Built as a house (year not provided)
• Exterior features: Corner, level and open city lot; Paved county road frontage; Publicly maintained road; No patio or porch listed; No fencing; No other outbuildings

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Gas water heater; Wood flooring
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $55 ($661/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($550 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 1 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 $2k of equity ($380 loan paydown + $1k 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1146 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 1146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.8%
• Equity multiple: 1.54×
• Total profit: $8,316
• Equity at exit: $22,754

10-year hold

• IRR: 12.6%
• Equity multiple: 2.76×
• Total profit: $27,022
• Equity at exit: $33,634

Cash invested: $15,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $550 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$116
• Net cashflow: $55

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 85%

Sensitivity live

Price	-10% $93	-5% $74	+0% $55	+5% $36	+10% $17
Rent	-10% $12	-5% $33	+0% $55	+5% $77	+10% $99
Rate	-1.0pp $83	-0.5pp $69	base $55	+0.5pp $41	+1.0pp $26

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Davis Ln Roland, OK	1.0	1.0	650	$550	$0.85	22d	1	0.84mi

Listing history 20 events

1. 2026-06-21
   days on market $54,900 Active 1146 DOM
2. 2026-06-19
   days on market $54,900 Active 1144 DOM
3. 2026-06-18
   days on market $54,900 Active 1143 DOM
4. 2026-06-17
   days on market $54,900 Active 1142 DOM
5. 2026-06-16
   days on market $54,900 Active 1141 DOM
6. 2026-06-15
   days on market $54,900 Active 1140 DOM
7. 2026-06-14
   days on market $54,900 Active 1138 DOM
8. 2026-06-13
   days on market $54,900 Active 1137 DOM
9. 2026-06-10
   days on market $54,900 Active 1135 DOM
10. 2026-06-09
    days on market $54,900 Active 1134 DOM
11. 2026-06-08
    days on market $54,900 Active 1133 DOM
12. 2026-06-07
    days on market $54,900 Active 1132 DOM
13. 2026-06-03
    days on market $54,900 Active 1128 DOM
14. 2026-06-02
    days on market $54,900 Active 1127 DOM
15. 2026-06-01
    days on market $54,900 Active 1126 DOM
16. 2026-05-31
    days on market $54,900 Active 1125 DOM
17. 2026-05-30
    days on market $54,900 Active 1124 DOM
18. 2023-09-05
    status Active
19. 2023-08-08
    historical
20. 2023-02-14
    listed $54,900 Active

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

Taxation est. · year 1

• Rental income: $6,600
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$528
• − Management: −$528
• − Depreciation: −$1,597
• Taxable loss: −$226
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $716/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

3 events — show timeline

• 2023-09-05 Relisted — WRVBOR
• 2023-08-08 Delisted — WRVBOR
• 2023-02-14 Listed $54,900 WRVBOR