4103 S DETROIT AVE, TULSA, OK 74105

LONG-TERM NNN LEASE | NEAR-TERM RENTAL BUMP

The lease offers approximately 11.5 years of firm term remaining on the original 15-year lease providing long-term income stability to any prospective investor. The structure includes attractive 10% rental escalations every five years, which support steady organic rent growth and help hedge against inflation over the hold period. Additionally, the investment benefits from a scheduled near-term rent increase in 2028, which is expected to boost the in-place income and drive the going-in yield to approximately 7.50% at the current asking price. This embedded growth profile creates a compelling opportunity for investors combining durable cash flow with meaningful near-term upside through contractual rent increases.

ZERO LANDLORD RESPONSIBILITIES | PASSIVE LEASE STRUCTURE

The offering provides passive, management-free income with an absolute NNN lease structure resulting in zero landlord responsibilities while delivering predictable cash flow.

2ND LARGEST MSA IN OK | >1M POPULATION SIZE

Tulsa is an historically stable, business-friendly metro of roughly 1 million people (MSA) that combines low operating costs with steady population and job growth. The city benefits from a diversified economy — including energy, aerospace, manufacturing, logistics, and a growing tech sector — alongside major employers and a central U.S. location with strong transportation

infrastructure. Tulsa has seen increasing in-migration, supported by initiatives like remote worker incentives, and offers affordable real estate, a skilled workforce, and pro-business policies. Ongoing downtown revitalization and corporate investment position Tulsa as an emerging secondary market with upside potential for office, industrial, and mixed-use development.

STABLE, RECESSION-RESILIENT DEMAND | STRONG MARKET GROWTH TAILWINDS

Childcare is a non-discretionary service driven by dual-income households and working parents supporting consistent occupancy and revenue stability across economic cycles. The U.S. childcare market is projected to grow steadily (~4–6% annually), fueled by rising workforce participation, population trends, and increasing emphasis on early childhood education.

IN-DEMAND CHILDCARE MARKET | SOLID INDUSTRY DYNAMICS

Tulsa represents an attractive childcare opportunity market characterized by stable population fundamentals, undersupplied capacity, and favorable demand drivers. The metro area serves a population of ~415,000 with 24% under age 18 and ~6.6% under age five, supporting a consistent pipeline of childcare demand. Across Tulsa County, there are ~44,000 children under five, with meaningful segments requiring early learning services, reinforcing long-term enrollment demand. Critically, the market exhibits a structural supply-demand imbalance, with many Oklahoma regions (including Tulsa) having more than two children per available licensed childcare slot, indicating persistent “childcare desert” conditions & strong occupancy potential.

PREMIER EARLY CHILDHOOD EDUCATION PARTNERS | NATIONWIDE OPERATOR

Avant Garde is a Tulsa-based multi-unit daycare & early education operator with 3 strategic locations within the market. The tenant is backed by Premier Education Partners, a network of approximately 150 schools nationwide with a firm goal of supporting a network of safe, fun, curriculum-focused early education centers through acquisition & new location partnerships.

STABLE DEMOGRAPHIC AREA | DENSE EAST TULSA LOCATION

The subject property benefits from a highly concentrated trade area with nearly 200,000+ residents within a 5-mile radius within a dense infill submarket of Tulsa. The property sits within the Brookside neighborhood, a dense & affluent area of Midtown Tulsa and often viewed as one of the cities most desirable areas to live, work, and shop in. Brookside was designed as an early mixed-use suburban district, which naturally evolved into today’s walkable retail corridor with strong core family demographics and a regional draw.