Modern Self-Storage
For Sale
$3,700,000
10450 FM1902, Crowley, TX 76036
Modern self-storage facility built in 2016 with climate-controlled and non-climate-controlled units and vehicle parking.
Property Size43,100 SF
Lot Size4.50 Acres
Price / SF$85.85
Days on Market53
Property Features for 10450 FM1902
General Information
Standard status
Active
Size
43,100 SF
Lot size
4.50 Acres
Property subtype
Self-Storage Facility
Occupancy
65%
Additional Details
Cap Rate
6.76%
Traffic Count
11,000 vehicles/day
Amenities
personalized keypad access
24-hour video surveillance
vehicle parking
Built in 2016 With Institutional Quality Construction and Modern Security Features
Unit Mix Features Approximately 45% Climate-Controlled Units, as Well as Boat & RV Parking Units
Less Than One-Half Mile From Chisholm Trail Parkway and FM 1187
Five-Mile Population Has Increased Nearly 19% Since 2020 With Another 10% Growth Projected by 2030
Average Household Income Exceeds $115,000 Within Five-Miles
Located Near Numerous Master-Planned Communities and Ongoing Residential Development Projects
Opportunity To Increase Occupancy and Revenues in a Rapidly Growing DFW Submarket
Building Details
Building Size
43,100 SF
Year Built
2016
Units
383
Listing Agency:
Marcus & Millichap | Fort Worth
Listed By:
Brandon Karr · License #License(s): TX: 0545057, TX: 9005958
(817) 932-6163
Source:
Marcusmillichap
Added: Jul 17
Changed: Aug 14
Last Checked: Sep 6 at 3:53AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Marcus & Millichap | Fort Worth
Investment Insights
Based on property information with market context.
The Storage Place is a 43,100 rentable-square-foot self-storage facility constructed in 2016 on approximately 4.5 acres. The property includes 383 storage units with a balanced mix of climate-controlled and non-climate-controlled options, as well as vehicle parking. The facility also features wide concrete drive aisles, personalized keypad access, 24-hour video surveillance, and attractive curb appeal.
Located just off Farm-to-Market 1187, the property is positioned for visibility and convenient access in a rapidly expanding residential trade area near Chisholm Trail Parkway.
As an operating storage asset with institutional-quality construction and modern security features, The Storage Place is designed for efficient day-to-day tenant access and oversight.
Located just off Farm-to-Market 1187, the property is positioned for visibility and convenient access in a rapidly expanding residential trade area near Chisholm Trail Parkway.
As an operating storage asset with institutional-quality construction and modern security features, The Storage Place is designed for efficient day-to-day tenant access and oversight.
Key Highlights
- 43,100 rentable SF self‑storage facility built in 2016 on approx. 4.5 acres in Crowley, TX
- 383 storage units with a balanced mix of climate‑controlled and non‑climate‑controlled storage
- Vehicle parking available on‑site
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$299,711
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.10%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$5,994,220
$6.0M
Cap Rate 7%
$4,281,586
$4.3M
Cap Rate 9%
$3,330,122
$3.3M
Market Conditions
NOI Build-Up for 43,100 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$387.9K $9.00/SF
− Vacancy
−$35.3K −$0.82/SF
EGI
$352.6K $8.18/SF
− OpEx
−$52.9K −$1.23/SF
NOI
$299.7K $6.95/SF
Area
Tarrant County, TX
Vacancy
9.10%
Lease Rate
$9.00 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$5,994,220
Cap Rate 7%
$4,281,586
Cap Rate 9%
$3,330,122
Alternative Uses
Best Use
Self Storage
$5.26M
$4.60M – $6.14M
NOI $368,376 @ 7.0% cap · market cap 9.96%
Second Best
Warehouse
$4.28M
$3.75M – $5.00M
NOI $299,711 @ 7.0% cap · market cap 8.10%
Theoretical Best
Office A
$15.16M
$13.27M – $17.69M
NOI $1,061,294 @ 7.0% cap · market cap 28.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
11,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 76036, TX
31,589
Population
11,807
Households
2.7
Avg Household Size
36
Median Age
30%
College-Educated
92%
High-School Grad
44.1 sq mi
ZIP Area
716
Density / Sq Mi
$94,124
Median Household Income
$48,214
Median Earnings
$1,579
Median Rent
$288,700
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Modern self-storage facility built in 2016 with climate-controlled and non-climate-controlled units and vehicle parking.
Where is this self storage facility located?
The property is located at 10450 FM1902 Crowley, TX.
What is the asking price?
The asking price for this property is $3,700,000.
What are key features of this property?
This property features: 43,100 rentable SF self‑storage facility built in 2016 on approx. 4.5 acres in Crowley, TX; 383 storage units with a balanced mix of climate‑controlled and non‑climate‑controlled storage; Vehicle parking available on‑site
