Investment Overview

Cottonwood Parc Self Storage is a 33,449 rentable-square foot facility situated on three adjacent parcels totaling approximately 4.67 acres in Granbury, Texas. Built in 2003, the property features wide concrete driveways, garage-style roll-up doors, keypad-controlled gated entry and exit, perimeter fencing and lighting, and 24-hour video surveillance. The unit mix comprises 70 climate-controlled units, 36 non-climate drive-up units, 12 interior non-climate units, 25 covered parking spaces, and 14 uncovered parking spaces. Additionally, the property includes undeveloped land suitable for future self-storage or commercial development. Located just 45 minutes southwest of Fort Worth, Granbury has historically been known as a lakefront and retirement destination. In the past decade, however, it has transformed into a thriving suburb within the Dallas–Fort Worth MSA, marked by strong population growth and a younger demographic, making it increasingly attractive to families and professionals. Cottonwood Parc Self Storage was strategically developed to serve this expanding population on Granbury’s south side, particularly the residents of Pecan Plantation—a 4,200-acre gated community featuring two 18-hole golf courses, tennis courts, swimming pools, equestrian facilities, and a private airport. With over 6,000 residents and plans for up to 1,200 additional homesites, Pecan Plantation is a key driver of local demand. The community’s two gated entry points include one on Mambrino Highway, which directs traffic directly past Cottonwood Parc, ensuring consistent visibility and access. To be sure, physical occupancy at the facility consistently approaches 100 percent, and it is 97 percent occupied as of May 2025. Offered at $1,850,000, the property reflects a 6.69 percent cap rate based on the seller’s actual trailing 12-month income and expenses. Priced at just $55.31 per rentable-square foot—well below replacement cost—the facility presents several opportunities for value creation. Notably, the current ownership has not implemented a mandatory tenant insurance program, and historically high occupancy levels suggest immediate potential for rental rate increases on both new and existing tenants. Furthermore, the highway-fronting raw land offers a rare opportunity for expansion via additional self-storage or complementary commercial development.