Fully vertically integrated from land acquisition through construction management, design, and proprietary property management. This ensures faster execution, tighter cost control, and construction costs held to ~$105/sqft in target Texas markets.
11 properties across Austin, San Antonio, Houston, and Charlotte. 18–24 month deployment into the 2027–2031 supply-constrained window. 19% target return.
Stress-tested at 85% occupancy against a 91.8% national average, with a 9.5% yield-on-cost requirement and maximum 70% loan-to-cost. This conservatism creates a built-in margin of safety and significant upside.
Targets up to 11 properties across Austin, San Antonio, Houston, and Charlotte. Capital is deployed over 18-24 months with a 3-5 year hold. This timeline is purpose-built to deliver into the 2027-2031 supply-constrained window with return targets at 19%.
When operators co-invest $10M (25% of the fund) the conversation changes. It's an invitation to co-invest alongside them. Accredited investors only. Limited capacity.
"It is one of the few asset classes where economic stress drives demand rather than destroys it."
The self-storage development pipeline has contracted from a 4%+ peak in 2023 to 2.7% of existing inventory as of Q3 2025, projected to fall further to 2.0% by 2027.
Well-capitalized sponsors who move now are positioned to deliver into a supply-constrained market between 2027 and 2031. Street rates have stabilized after declining 8-12% from their 2021-2022 peak, national occupancy sits at 91.8%, and secondary markets in Texas and the Carolinas remain balanced or undersupplied. The reset is largely behind us. The entry point is now.
Self-storage has proven its resilience across every major economic downturn: occupancy held above 85% in 2008-09, demand actually increased during the 2001 recession, and the sector hit 95%+ occupancy during the 2020 pandemic.
Supply is the single biggest driver of storage returns, and the development pipeline has contracted from a 4%+ peak in 2023 to roughly 2.7% of inventory, heading toward 2.0% by 2027. Capital committed now delivers into the 2027–2031 window when far less new supply comes online. The reset is largely behind us; the entry point is the point of the fund.
The fund targets up to 11 vertically integrated self-storage and small-bay industrial properties across Austin, San Antonio, Houston, and Charlotte, with an 18–24 month deployment, a 3–5 year hold, and a 19% target return.
Deals are stress-tested at 85% occupancy against a 91.8% national average, require a 9.5% yield-on-cost, and cap leverage at 70% loan-to-cost. Construction costs are held near $105/sqft through full vertical integration, which builds in a margin of safety rather than relying on rent growth.
Storage demand is driven by life events — moves, downsizing, business inventory — that occur in both good times and bad. Occupancy held above 85% in 2008–09, demand rose during the 2001 recession, and the sector reached 95%+ occupancy in 2020. Low absolute rent checks make demand stickier than the headline lease rate suggests.
The principals co-invest $10M, roughly 25% of the fund, alongside outside investors. Combined with a 30+ year track record and no investor capital lost to date, that keeps the operator exposed to the same downside as the investors they raise from.
The fund is open to accredited investors only and capacity is limited. Because allocations close once the fund is subscribed, the first step is a brief call to confirm fit and reserve capacity before it fills.
No. Development and real estate carry risk, including loss of capital, and a 19% target is an objective rather than a promise. The conservative occupancy, yield-on-cost, and leverage assumptions are designed to manage that risk, not remove it.
Principals co-invest $10M alongside you. Accredited investors only. If you're ready to invest into the 2027–2031 supply-constrained window at a 19% target return, let's talk.
