Listed by Bang Realty, Echo West Capital Advisors
$1,455,911
4103 S Detroit Ave
Details
Property Type Retail, Special Purpose
Sub Type School
Square Footage 4,356
Net Rentable (SqFt) 4,356
Cap Rate 6.75%
NOI $98,274
Occupancy 100%
Tenancy Single
Brand/Tenant PREMIER EARLY CHILDHOOD EDUCATION PARTNERS
Lease Type Absolute NNN
Lease Expiration 09/30/2037
Remaining Term 11.5
Rent Bumps Yes
Lease Options Four, 5-Year Options
Buildings 1
Acreage 0.490
Investment Type Net Lease
Ground Lease No
LONG-TERM ABS NNN LEASE $1,455,911 | 6.75% CAP
Marketing description
Premier Early Childhood Education Partners is a rapidly growing operator in the early childhood education sector, specializing in the acquisition, operation, and enhancement of private preschools and childcare centers across the United States. The company is committed to delivering high-quality early learning experiences by emphasizing curriculum excellence, operational consistency, and meaningful family engagement. Through a disciplined acquisition strategy and centralized support platform, Premier has built a scalable portfolio of well established regional brands while maintaining the unique strengths of each individual school.
Investment highlights
- 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.
- INFILL TULSA LOCATION | DESIRABLE BROOKSIDE NEIGHBORHOOD - 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.
Listing Contacts
Listed by Bang Realty, Echo West Capital Advisors
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Loan Amount
$0.00
Annual Debt Service
$--
$--
Annual Cash Flow
$98,274.00
$8,189.50/mo
Valuation Metrics
0
DSCR
6.75%
Cap Rate
6.75%
ROI
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