Investment Overview

Excalibur Self Storage represents a compelling value-add acquisition opportunity in one of Central Texas’ fastest-growing secondary markets. The property consists of 627 units totaling 133,595 rentable-square feet situated on approximately eight acres along highly trafficked TX-29 in Burnet, Texas. Despite the facility’s excellent visibility, direct highway access, diverse mix of climate-controlled storage, traditional self-storage, and RV/boat storage, the property has underperformed relative to both market demand and its attractive construction quality. Ownership is based in the Dallas-Fort Worth Metroplex, and Excalibur is its only self-storage facility located outside DFW. While the property generated approximately $785,000 in gross revenue from August 2024 through July 2025, subsequent personnel issues and ownership’s decision to manage the asset remotely contributed to a decline in performance. An on-site manager was re-installed in January 2026, providing the property with dedicated local oversight and helping position operations for recovery. Recent leasing activity indicates the property is beginning to turn the corner, with approximately 5,525 rentable-square feet of occupancy gained over the past 60 days. With no new competitive supply entering the market during the recent decline, the opportunity is centered on correcting self-inflicted management issues rather than overcoming weakened market fundamentals. At the reduced asking price of $10,500,000, or approximately $78.60 per rentable-square foot, Excalibur offers an attractive basis below replacement cost with significant near- and long-term upside.