Strategically positioned just off County Road 65 with quick access to Highway 59 and the Foley Beach Express, the property serves a growing population base that includes residents, contractors, retirees, and seasonal traffic throughout the Gulf Coast corridor. This ideal location combines strong local demand with a highly visible and accessible layout, making it well-suited for both passive investors and hands-on operators looking to scale.

The facility comprises approximately 60,000 square feet of rentable space, including a recently completed 12,000 SF expansion that is actively leasing. The original 48,000 SF phase reached 100% occupancy within 18 months of delivery, showcasing the strength of the market and the operational model. The facility features powered, enclosed units with wide drive aisles, full perimeter fencing, keypad gate entry, and 24/7 HD video surveillance. This level of security, access control, and infrastructure sets the property apart from typical storage offerings in the area.

Current rental rates average between $7.50$8.00 per square foot, with market comps supporting adjustments toward $10.00/SF by year-end. At current rates, the facility generates approximately $480,000 in annual gross income, with a projected $600,000 at full lease-up and rate optimization. Operating expenses are leanestimated between $36,000 and $42,000 annuallyincluding power, trash, security, software subscriptions, and landscaping. This results in a current net operating income (NOI) of $405,000 and a projected NOI of $525,000, offering a cap rate between 6.14% and 7.95% based on purchase price and full performance.

Additional value-add opportunities exist, including paving the gravel areas, enhancing site signage, adding utilities to position the land for additional development, or converting a portion of the site to accommodate boat/RV tenants. With over 11 acres of land, the site provides ample room for continued phased buildout or complementary uses.

This property is turnkey from an operational standpoint, with systems and processes already in place. Full rent roll, revenue history, financial documentation, and property breakdowns are available upon request to qualified buyers. Current ownership self-manages the facility through an integrated software platform, with optional management scalability for new ownership.

Investors looking for a secure, appreciating asset class with strong in-place returns and long-term growth upside will find this offering checks all the boxes. Whether your focus is steady passive income, expansion and repositioning, or institutional-level storage growth, this asset presents a compelling opportunity to capitalize on Baldwin Countys rising tide.

Key Highlights:

Total rentable area: ~60,000 SF (48,000 SF built in 2023 + 12,000 SF added in late 2024)

Fully enclosed, powered units in high-demand corridor

100% lease-up on initial phase; active lease-up on recent addition

Projected $600K gross income at market rent ($10/SF comps)

Low operating expenses: $36K$42K annually

Gated access, 24/7 HD surveillance, remote entry control

Located outside FEMA flood zones (Zone X)

Clean title, strong historical documentation, and pro forma ready

Asking Price: $6,600,000 | Current Cap Rate: 6.14% | Projected Cap Rate: 7.95%

Contact:

Jonathan R. BennettBeachball Properties251-424-5682 jr[at]jonathanrbennett.realtor

Buyer to verify all figures and conduct full due diligence. All information deemed reliable but not guaranteed.