Investment Overview

CubeSmart Self Storage (Managed) is a 47,583-rentable-square-foot storage facility resting on approximately 5.50 acres in Sherman, Texas. Built in 2006, the facility features an on-site leasing office, a manager’s residence, wide concrete driveways, partial brick façade, personalized key-pad gated entry, perimeter fencing, and approximately two acres of entitled raw land that allows for self-storage development by right. The diverse unit mix comprises 97 climate-controlled units, 236 non-climate drive-up units, three office suites, and 21 uncovered parking spaces. Although the Sherman / Denison market; located just 30 miles north of Dallas on Interstate-75 near the Texas-Oklahoma border, has not traditionally been considered part of the Dallas-Fort Worth Metroplex (the fourth largest MSA in the country as of 2025), that perception is rapidly changing. To be sure, in 2021 the city made national headlines when Texas Instruments announced plans to develop a $30 billion semiconductor chipmaking campus in Sherman – beating out higher profile, tech-centric cities like Singapore and Austin. The TI announcement is fueling an unprecedented wave of economic development that is not only rapidly changing the complexion of the Sherman / Denison market as a whole but also reducing the distance between it and the north Dallas suburbs of Prosper, Anna, Princeton, Melissa, McKinney, Frisco, Plano, and Allen – whose collective population base increased by more than 3,000 percent between 1990 and 2025. As of August 2024, there are approximately 12,000 single-family lots and 6,000 multi-family units in various stages of development within the Sherman city limits alone – not to mention a variety of other tracts of land that have recently been earmarked for commercial development in a preemptive effort to satisfy the needs of a rapidly growing population base. Offered for $4,500,000, a new owner has an opportunity to own a best-in-class storage facility in one of the fastest-growing cities in the entire United States. Additionally, the current owners have already acquired a special use permit to expand the self-storage facility, so future development will be significantly easier for an investor.