Fairfield Inn Tulsa South
For Sale
Contact for pricing
9150 S 102nd St, Tulsa, OK 74133
99-key hotel in Tulsa's medical district for sale.
Property Size54,824 SF
Price / SF$100.32
Days on Market114
Property Features for 9150 S 102nd St
General Information
Standard status
Active
Size
54,824 SF
Class
B
Property subtype
Hospitality
Zoning
Commercial
Investment Type
Stabilized
Building Details
Year Built
2009
Year Renovated
2026
Stories
4
Units
99
Tenancy
Single
Listing Agency:
T S Hotel Advisors, Inc.
Listed By:
Shivam Patel · License #02254614
Source:
Crexi
Added: May 13
Changed: Aug 31
Last Checked: Aug 28 at 2:48PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of T S Hotel Advisors, Inc.
Investment Insights
Based on property information with market context.
A 99-key interior corridor hotel, Fairfield Inn & Suites Tulsa South Medical District, is available for acquisition within one of Tulsa's active submarkets. Located in the Tulsa South/Broken Arrow corridor, the property benefits from a diverse demand base driven by healthcare, corporate, retail, and logistics activity. The franchise is set to expire within the next two years, offering an opportunity for independent operation. The property was previously bank-owned and operated under receivership, during which time operations maintained continuity rather than optimizing profitability. Historical performance and financials may not reflect the asset's true operating potential under engaged ownership and disciplined management. The property's current performance includes January 2026 trailing 12-month metrics of approximately 39.3% occupancy, $78.66 ADR, and $30.91 RevPAR, compared to submarket averages exceeding 53.7% occupancy and ~$48.66 RevPAR. Financials from the receivership period reflect inefficiencies, including inflated payroll, redundant staffing structures, and overlapping administrative and marketing expenses. The property size is 54824 square feet.
Key Highlights
- Located in Tulsa's high‑demand South Medical District.
- Franchise agreement expiring soon, offering independent operation.
- Significant upside potential due to historical underperformance.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$255,935
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.65%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$5,118,700
$5.1M
Cap Rate 7%
$3,656,214
$3.7M
Cap Rate 9%
$2,843,722
$2.8M
Market Conditions
NOI Build-Up for 54,824 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$690.8K $12.60/SF
− Vacancy
−$152.0K −$2.77/SF
EGI
$538.8K $9.83/SF
− OpEx
−$282.9K −$5.16/SF
NOI
$255.9K $4.67/SF
Area
ZIP 74133
Vacancy
22.00%
Lease Rate
$12.60 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$5,118,700
Cap Rate 7%
$3,656,214
Cap Rate 9%
$2,843,722
Alternative Uses
Best Use
Hotel Hospitality
$3.66M
$3.20M – $4.27M
NOI $255,935 @ 7.0% cap · market cap 4.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$14.55M
$12.73M – $16.97M
NOI $1,018,411 @ 7.0% cap · market cap 18.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
700
Businesses Nearby
Explore this area
Business Placement
Demographics for 74133, OK
48,331
Population
22,638
Households
2.1
Avg Household Size
38
Median Age
42%
College-Educated
95%
High-School Grad
13.7 sq mi
ZIP Area
3,528
Density / Sq Mi
$73,983
Median Household Income
$43,897
Median Earnings
$1,129
Median Rent
$254,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - 99-key hotel in Tulsa's medical district for sale.
Where is this hotel located?
The property is located at 9150 S 102nd St Tulsa, OK.
What is the asking price?
The asking price for this property is $5,500,000.
What are key features of this property?
This property features: Located in Tulsa's high‑demand South Medical District.; Franchise agreement expiring soon, offering independent operation.; Significant upside potential due to historical underperformance.
