Real assets,
operated with conviction.
We acquire well-located self-storage facilities in growing secondary markets across the American South, then operate them ourselves, improving rents, occupancy, and customer experience to drive sustainable returns.
Eastman Self Storage
1804 S Eastman Road · Longview, Texas 75092
The Opportunity
Eastman Self Storage is a 135-unit facility in Longview, Texas. When we acquired it, the property was renting at approximately 20% below market. The prior owners had not adjusted rates for over a year, payment collection was loose, and the property had effectively no digital marketing presence.
Our thesis is operational: bring rates to market through disciplined increases, tighten payment collection, and add the digital visibility the asset has been missing. The underlying real estate is solid; the value-add is execution.
Our Operating Plan
- Dynamic rent adjustments. Close the 20% gap to comparable market rents through scheduled increases.
- Payment reliability. Improve credit-card penetration; address delinquencies aggressively rather than letting them linger.
- Marketing and visibility. List on SpareFoot and similar self-storage marketplaces; run targeted digital campaigns to drive new unit inquiries.
- Cost segregation. Accelerate depreciation benefits via a cost segregation study, increasing year-one tax benefits passed through to limited partners.
Acquisition Timeline
- Jun 15, 2024 Underwriting opens. RadiusPlus demographic review, comp shopping by phone, and pro forma build.
- Jul 2024 Initial offer extended. Negotiation period opens.
- Aug 5, 2024 On-site visit with Martin Taradejna. Met the seller and existing property managers; walked the comps and the downtown.
- Aug 2024 Offer accepted. Under contract; due diligence opens.
- Sep 6, 2024 DD period closes. Property inspection surfaces plumbing, electrical, roofing, and HVAC findings, with seller credits negotiated at close.
- Oct 7, 2024 Close. Property manager onboarded; StorEdge, Dialpad, and Davinci lock systems live within ten days.
Bob Hall Self Storage
175 Bob Hall Road · Dothan, Alabama 36305
The Opportunity
Bob Hall Self Storage is a 225-unit, 34,178 square-foot facility in Dothan, Alabama. We acquired the asset at a basis well below replacement cost, with the property renting at approximately 35% below the local market average.
The setup is the highest-conviction kind of value-add: real assets at a low basis, operationally mismanaged by a prior owner who hadn't kept pace with the market. The fundamentals are already in place; the work is execution.
Our Operating Plan
- Rate normalization. Bring rents toward market over a disciplined schedule, capturing the 35% market-gap upside without triggering churn.
- Ancillary income. Activate the on-site apartment and shop spaces, adding diversified income streams beyond unit rental.
- Operational hygiene. Payroll, payment collection, software, and credit-card penetration brought up to institutional standard.
- Marketing visibility. Online listings, SpareFoot integration, and local digital campaigns to drive new inquiries and lift economic occupancy from 71% toward 85%+ over the hold period.
Year One in Operation
We closed on February 20, 2025 at 75% physical occupancy (168 of 225 units). Within thirty days the facility was rebranded to Safelock Storage, two on-site managers were hired, and the digital infrastructure (Google My Business, facility management system, 24/7 call center) was live. Targeted Google Ads and SpareFoot listings launched in the spring drove occupancy to a peak of 84.9% by October 2025, and rental rate increases were implemented in the fall as planned.
Year 1 NOI came in 5.1% ahead of our pro forma projection, driven by running the property significantly under the expense budget while growing revenue steadily. Since takeover, monthly revenue has nearly doubled: +86.9% from May 2025 to May 2026, reaching a run-rate of $18,152 per month ($218K annualized). As of June 2026, the facility carries zero delinquencies, approximately 85% electronic payment enrollment, and 35 vacant units of further lease-up runway heading into the summer, the strongest leasing season of the year.
Pipeline under review.
We are actively underwriting additional self-storage acquisitions in the Southeast. To learn about upcoming opportunities first, get in touch.