Southern Hills Sapulpa, OK

Investment Highlights

• Assumable Freddie Mac Debt at Below-Market Terms
• Sapulpa: A High-Growth Submarket Within the Tulsa MSA
• Stable Cash Flow with Immediate Returns
• Rent Leader Among C-Class Peers with Clear Upside to B-Class
• Turnkey Operations with a Clear Business Plan

Assumable Freddie Mac Debt at Below-Market Terms

Southern Hills is offered with an assumable Freddie Mac SBL loan with a current balance of approximately $2,832,000 at a fixed rate of 6.08%, with approximately 5 years remaining on the term and roughly 6 months of interest-only payments remaining before amortization begins. Assuming the existing debt allows a new owner to step into an established debt structure without the cost, timeline, or rate risk of a new origination. The property can also be delivered free and clear for buyers who prefer to arrange their own financing.

Sapulpa: A High-Growth Submarket Within the Tulsa MSA

Sapulpa has emerged as one of the fastest-growing communities in the Tulsa metro, with population growth of nearly 9% since the 2020 census to approximately 23,950 residents. The city benefits from direct access to both Tulsa and Oklahoma City via I-44 and the Turner Turnpike, offering small-town affordability with metro employment access. Average rents in Sapulpa have increased over 4% year-over-year, outpacing many peer submarkets, and the limited multifamily construction pipeline in Creek County positions existing assets to capture outsized rent growth as demand continues to outstrip supply.

Stable Cash Flow with Immediate Returns

Southern Hills is 100% occupied and reflects a 7% cap rate at pricing guidance using in-place revenues and proforma tax and insurance expenses adjusted to reflect a new ownership basis. With utility reimbursements and fee income supplementing rental revenue, the property delivers diversified income streams from day one. Submarket vacancy across market-rate multifamily in Sapulpa currently averages under 6% per CoStar, reinforcing the durability of the income stream.

Amenities