Exclusive Investment Offering "A High-Yield Commercial Opportunity in Tulsa's Growing Corridor" Property Snapshot Address 9104 E Admiral Pl, Tulsa, OK 74115 Property Type Commercial retail / convenience-store use Parcel Size Approx. 0.34 acres / 15,022 sq. ft. Building Size Approx. 1,200 sq. ft. Year Built 1979 Current / Historic Use Signal Convenience retail neighborhood service asset Why This Property? This commercial parcel sits on a generous 0.34-acre lot along the Admiral Place corridor — a well-traveled East Tulsa arterial with high daily traffic counts and proximity to the Port of Catoosa, American Airlines Maintenance Base (˜5,500 jobs), and major healthcare campuses. The 1,200 sq ft convenience store building represents only 8% lot coverage, leaving over 13,800 sq ft of developable land. With Tulsa's rental vacancy hovering near historic lows and median rents rising 5% year-over-year in 2026, this site offers an investor multiple monetization paths: stabilize the existing tenant, redevelop the rear lot, or reposition entirely. The City of Tulsa commercial zoning allows a range of permitted uses; rezoning or variance application to mixed-use possible with planning board approval. The currently lot is underutilized only 8% of the 15,022 sq ft lot is currently improved — rear lot development possible without demolishing existing structure. The lease can be restructured. The current convenience store use smonth-to-month lease; by repositioning lease to NNN structure immediately will reduces landlord expense exposure. The Buyer/ Investor with capital improvements to HVAC, electrical, and facade can justify 15–25% rent premium. Over 24,600 residents lives within the 74115 zip code, which averages household size of 2.83 persons, which is significantly above the state average of 2.5. The Median age of surrounding neighborhood is 30.2 years (vs. Oklahoma avg of 37), with strong projected household growth of +3.2% within 3 miles through 2030. The neighborhood has 21.1% foreign-born population (74% Honduran/Central American), creating strong sustained demand for neighborhood retail and ethnic goods. The surrounding 46% of households are renters vs. 34% state average — a captive, transit-dependent customer base for convenience retail. The Admiral Pl is a major East Tulsa arterial, providing high daily vehicle counts — premium for any retail or service tenant. The East Tulsa values appreciated up 2.8%+ year on year. The infrastructure investment along the corridor continues to attract new businesses. Convenience Store & Gas Station Potential A new owner or operator can focus on execution: clean branding, fuel pricing discipline, inventory optimization, walk-in merchandising, foodservice expansion, and extended customer capture during morning, lunch, evening, and weekend traffic windows. Illustrative Cash-Flow Projection Metric Conservative Base Case Upside Case Monthly inside sales $55,000 $75,000 $95,000 Inside gross margin 28% 30% 32% Monthly fuel gallons 35,000 50,000 65,000 Fuel margin per gallon $0.18 $0.22 $0.25 Estimated monthly gross profit $21,700 $33,500 $46,650 Estimated annual gross profit $260,400 $402,000 $559,800 Estimated annual operating expense $180,000 $230,000 $270,000 Illustrative NOI $80,400 $172,000 $289,800 Rent Growth Potential Tulsa median asking rent reached $1,450–$1,625/month in 2026, up 5% year on year. Houses rent at a premium ($1,575 avg) vs. apartments. Tulsa's price-to-rent ratio of 12.7x and gross rental yield of 8.99% rank it among the most cash-flow-favorable mid-size markets in the U.S. Value-Add Duplex Best IRR Duplex Conversion Monthly Gross (2 × $1,050)$2,100 Annual Gross Revenue $25,200 Est. Annual Expenses~$7,600 NOI~$17,600 Cap Rate (on cost)~8.5% Convert/add residential units on rear lot. Tulsa 3BR houses average $1,550/month rent — significant upside. Full Redevelopment Highest Upside Reposition / Mixed-Use Potential Uses Strip / 4-plex / Mixed Pro Forma NOI$28K–$38K Timeline18–36 months Cap Rate at Cost8%–10% Tulsa continues to attract workforce residents priced out of coastal and Sun Belt markets. The metro's affordable cost of living, growing tech and energy sector, and proximity to major logistics hubs create durable rental demand. The Port of Catoosa is the most inland port in the United States, anchoring a logistics corridor that drives blue-collar employment across northeast Oklahoma Illustrative Cash-Flow Projection Scenario Monthly Rent Annual Gross Income Expense Load Estimated NOI Implied Value @ 8.0% Cap Conservative Lease-Up $1,500 $18,000 25% $13,500 $168,750 Stabilized Neighborhood Retail $2,000 $24,000 25% $18,000 $225,000 Enhanced / Food-Service Conversion $2,500 $30,000 25% $22,500 $281,250 Contact Zafar Iqbal Exp Commercial Email: zfatehi1983@gmail.com phone number 405.546.9079 All financial projections are estimates based on current market data and are not guarantees of future performance. Investors should conduct independent due diligence. Property data sourced from Tulsa County Assessor, SFR Analytics, and Trulia (2026). Cap rates, NOI, and rental income projections are illustrative and may vary based on market conditions, property condition, and management efficiency. Projection notes: Figures are illustrative only and should be validated with actual lease terms, tenant credit, insurance, property taxes, repairs, utilities, financing terms, and market rent comparables. Expense load assumes a simplified landlord-cost model Disclaimer: This brochure is for discussion purposes only and does not constitute an offer to sell securities, appraisal, tax advice, legal advice, or a guarantee of investment performance. Prospective buyers should independently verify all property, zoning, financial, environmental, and market information before making an investment decision.