All Safe Mini Storage Portfolio
Macclenny, FL
Asking price
$10,200,000
Units
765
Cap rate
—
Price / unit
$13,333
What it would have to earn
This listing does not publish an NOI, so its return cannot be computed. These are the figures it would need to hit at the asking price — a screen to take to the broker, not a claim about the property.
- A 6% cap rate at this asking price
- $612,000($800/unit)
- A 8% cap rate at this asking price
- $816,000($1,067/unit)
- A 10% cap rate at this asking price
- $1,020,000($1,333/unit)
Annual net operating income, before financing. Cap rates vary by asset class and market; these three are a range to screen against, not a market rate for this property.
No listing in self-storage facilities on UnitListed discloses a cap rate, so there is no disclosed range to compare this screen against.
This asks about 9.4x the $1,086,000 median SBA loan approved for this asset class in this state, across 112 loans.
SBA figures are loan amounts approved, not sale prices — a loan covers only the financed part of a purchase, and most acquisitions are financed conventionally and never appear here. They describe what lenders committed to comparable businesses in this county, not what this property is worth.
About this property
Argus Self Storage Property Listings Listings Who We Are Find A Broker What We Do News & Research Market Monitor Presentations Industry News Closings Contact Listings Who We Are Find A Broker What We Do News & Research Market Monitor Presentations Industry News Closings Contact All Safe Mini Storage Portfolio Back to Results NEW Macclenny, FL $10,200,000 This offering presents the opportunity to acquire a value-add, hub-and-spoke self-storage portfolio comprising seven strategically located facilities in Macclenny, Florida. The portfolio includes approximately 97,809 rentable square feet across 765 units situated on 9.03 acres with 30 current RV spots. With ownership of a majority of the existing self-storage supply in the market, the portfolio represents a rare opportunity to establish a leading operating position within Macclenny. The properties benefit from a diverse unit mix, including climate-controlled storage, drive-up non-climate-controlled storage, and RV/boat parking, allowing the portfolio to serve a broad range of residential and commercial customer needs. The facilities also offer strong visibility and accessibility, with locations along Highway 90, a key commercial corridor experiencing approximately 12,700 vehicles per day. Several properties are located near major retailers and national brands, including Walmart, Starbucks, and McDonald’s, providing convenient access for customers and enhancing the portfolio’s market exposure. $10,200,000 View Executive Summary Request Offering Memorandum All fields are required. I am a Principal I am a Broker I accept the Disclaimer . Property Info $10,200,000 97,809 RSF 765 Units 7-Property Portfolio Contact Listing Broker Listing Broker Josh Koerner Coastal Storage Group, LLC [phone — unlock to view] Email Stay Connected Contact Us 1-800-55-STORE Contact Us 5460 S. Quebec Street Suite 100 Greenwood Village, CO 80111 [email — unlock to view] Join Argus Interested in becoming an Argus Broker Affiliate? Learn How © 2026 Argus Self Storage Advisors.
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $10,200,000 |
|---|---|
| Units | 765 |
| Price per unit | $13,333 |
| Building size | 97,809 sq ft |
| First seen by UnitListed | Sep 29, 2026 |
| Source page last checked | Sep 29, 2026 |
| Source last changed | Sep 29, 2026 |
Trade area · Baker, FL
5 of 6 availableContext about the county from the public record — not from the seller, and not a valuation. The seller's own figures are shown separately above and are never mixed with these.
Census records no lessors of miniwarehouses and self-storage units in Baker, FL, a county of 28,186 residents.
- Mapped competitors within 10 miles
- 0
- Residents per competing facility
- —
- Renter-occupied housing
- 16.8%
- Median SBA loan approved, this asset class
- $1,086,000
- SBA loans in this industry that charged off
- 0%
- FEMA composite risk rating
- Very Low
OpenStreetMap contributors · current
Census records no lessors of miniwarehouses and self-storage units establishments in this county, so there is no ratio to compute. That can mean an unserved market or a county too small for Census to disclose.
US Census County Business Patterns + ACS · 2022 · county level
US Census ACS 5-year, table B25003 · 2023 · county level
SBA 7(a) and 504 FOIA loan disclosures · FY2011-FY2026 · state level
SBA 7(a) and 504 FOIA loan disclosures · FY2011-FY2026 · state level
FEMA National Risk Index · 2025 · county level
SBA figures are loan amounts approved, not sale prices — a loan covers only the financed part of a purchase, and most acquisitions are financed conventionally and never appear here. They describe what lenders committed to comparable businesses in this county, not what this property is worth.
Sources: US Census Bureau (County Business Patterns, American Community Survey), US Small Business Administration 7(a)/504 loan disclosures, FEMA National Risk Index, and © OpenStreetMap contributors. Public records describe a county, not this property.
Before you call the broker
8 things are not disclosed on this listing. These are the questions that would close the gap — specific to a storage facility, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Physical vs economic occupancy — not disclosed
What is physical occupancy, and what is economic occupancy?
A facility can be 92% full and still be collecting far less, through concessions and delinquency. Physical occupancy alone flatters the deal.
Climate-controlled share — not disclosed
How many units are climate-controlled, and what is the rate premium?
Climate-controlled space earns more per square foot and costs more to run. The mix changes both sides of the model.
Expansion land and entitlements — not disclosed
Is there expansion land, and has anything been entitled or permitted?
Often the whole thesis in storage. Also the difference between a plan and a permit.
How it is managed today — not disclosed
Is this staffed, remotely managed or unmanned, and does a management contract transfer?
Decides whether the expense line you are shown survives the sale.
Asking price — disclosed
Currency of the asking price — disclosed
Unit mix and rent roll — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 29, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 29, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
