Investment Overview

Back Roads Storage is a 31,270 net rentable square foot facility located in Montgomery, Texas. Built in 2007 on approximately 2.76 acres, the property consists of eleven single-story buildings with 18 climate-controlled units, 77 non-climate units, 15 covered boat and RV spaces, five office spaces, and 50 uncovered parking spaces. Facility features include perimeter fencing, an on-site manager, keypad access, and 24/7 video surveillance. The property fronts FM 1097 and is conveniently located less than a mile from Lake Conroe. FM 1097 is the main thoroughfare on the northern side of the lake, where daily traffic exceeds 10,000 vehicles. The surrounding population has grown by 20 percent since 2020, with median household incomes above $110,000, creating strong demand for storage solutions. Lake Conroe is a major Houston-area destination known for camping, watersports, and world-class freshwater fishing. Back Roads Storage benefits from its proximity to nearby residential communities, including a 1,400-acre gated waterfront master-planned neighborhood. Montgomery County real estate in this area is highly sought after, anchored by destinations like Bentwater Country Club, which offers three 18-hole championship golf courses and a yacht club. Growth is set to accelerate with new projects, most notably the Lake Celestine development, located about a mile away. This 289-acre mixed-use master-planned community will feature nearly 1,100 single-family lots, with average home prices projected between $3 million and $5 million. Additional nearby neighborhoods include Bentwood Farms, less than a mile from the property, and Montgomery Bend, a 300-home development with 45-foot lots located just two miles away. The facility currently operates with an on-site manager but has limited advertising and online presence. As a result, occupancy sits at 68 percent. Rental rates are also well below those of local competitors, offering a clear path for revenue growth through improved marketing and rate adjustments. At a basis of $62.36 per rentable square foot, investors have the opportunity to acquire a strategically located facility with meaningful upside through occupancy gains, operational improvements, and rent optimization.