Investment Overview

Hideaway Self Storage is an 18,000 rentable-square-foot facility located in Waxahachie, Texas. Built in 2004, the facility spans 2.29 acres and offers 169 non-climate units, 25 uncovered parking spaces, and an office that could be leased to a third party. Amenities include concrete driveways, perimeter fencing, gated keypad entry, and 24/7 video surveillance. Located on Farm-to-Market 66 with daily traffic counts exceeding 9,500 vehicles, the property offers strong visibility and convenient access while benefiting from Waxahachie’s rapid growth as the Dallas-Fort Worth Metroplex expands. The five-mile trade area already boasts more than 45,000 residents with average household incomes above $82,000, and it is expected to expand by an additional 15 percent over the next five years. This demand is supported by substantial commercial and residential development, including Jerry Jones’ Blue Star Land group constructing a 640,000 square-foot industrial warehouse, more than 1,000 single-family permits issued in the past year, and several large-scale housing and multifamily projects such as Haven Ranch (2,600 homes), Myrtle Creek (2,500+ homes), The Fitzgerald (184-unit multifamily), and The Hamilton (175-unit senior-friendly development). The facility is currently 81 percent occupied with rental rates approximately 10 percent below market averages. Operations are handled by an on-site manager, though the asset could easily be transitioned to a remote or satellite-managed model. Current expenses run at more than 55 percent of revenue, highlighting clear inefficiencies in management. Importantly, the property lacks a functional website that allows tenants to lease units or make payments online—creating an immediate opportunity for a new operator to implement modern technology and capture untapped revenue. Beyond technology, the facility has never been operated with revenue management systems, coordinated marketing strategies, or ancillary income programs such as tenant insurance, all of which represent low-hanging opportunities for professional operators. In addition, the site offers expansion potential on the current uncovered parking area. Combined with strong population growth, high demand for storage, and multiple operational levers, this asset presents a compelling opportunity to acquire a cash-flowing facility with meaningful upside.