Fairfield by Marriott Tulsa South Medical District

Investment Highlights

• Interior Corridor, 2009 Build, 99 Keys, on 1.75 Acres
• Franchise Expiring Within Two Years – Opportunity to operate independently without completing a costly PIP
• Strong, Diverse Demand Driver: Healthcare, corporate, retail & logistics support year-round occupancy
• Clear Value-Add Opportunity: Prior bank ownership / receivership led to operational inefficiencies
• Underperformance is Operational – Not Market Driven: 39% Occ. / $30 RevPAR vs. market ~54% Occ. / ~$49 RevPAR
• Immediate Upside Through Expense Optimization: Inflated payroll & redundant staffing present margin expansion
• Stabilized Pro Forma in Place: 52.5% Occ. / $75 ADR / ~$39 RevPAR (conservative assumptions)
• Flexible Investment Strategy: Retain Marriott flag or reposition to upper midscale brand
• Reflag Potential Supported by Market Data: Comparable assets achieving ~55% Occ. / ~$41 RevPAR
• Compelling Basis with Multiple Exit Paths: Mismanaged asset in strong market with clear path to value creation

Proximate Demand Drivers | Tulsa, Oklahoma ?

• Strategically located in Tulsa’s high-growth South Medical District, the Fairfield Inn & Suites benefits from immediate access to one of the city’s most stable and recession-resistant demand drivers—healthcare. The property is surrounded by major institutions including Saint Francis Health System, one of the largest healthcare networks in Oklahoma, along with a dense concentration of medical offices, specialty clinics, and outpatient facilities that generate consistent year-round lodging demand from patients, families, and traveling professionals.
• Positioned just off Highway 169 with direct access to Interstate 44, the hotel offers seamless connectivity to Tulsa’s primary business, retail, and entertainment corridors. The surrounding submarket continues to experience strong growth driven by healthcare expansion, retail development, and population migration to South Tulsa and Broken Arrow. In addition to its healthcare base, the property captures diversified demand from nearby universities, corporate employers, and major attractions including River Spirit Casino Resort and downtown Tulsa—home to the BOK Center and Blue Dome District—providing a stable operating environment with multiple demand channels.