Climate-Control Self-Storage
For Sale
$14,700,000
4122 Minonite Rd, Richmond, TX 77469
New self-storage facility under construction with gated entry, on-site management, and climate-controlled and drive-up units.
Property Size102,300 SF
Price / SF$143.70
Days on Market28
Property Features for 4122 Minonite Rd
General Information
Standard status
Active
Size
102,300 SF
Property subtype
Self-Storage Facility
Occupancy
92%
Amenities
NEW CLASS A SELF-STORAGE DEVELOPMENT // 816-unit, 102,300 NRSF facility under construction on approximately 4.11 acres in Richmond, Texas.
ATTRACTIVE UNIT MIX // Upon completion, the facility will include 87,150 NRSF of climate-controlled units and 15,150 NRSF of nonclimate drive-up units across three single-story buildings.
HIGH-QUALITY FACILITY FEATURES // Planned amenities include an attractive façade, gated keypad entry, full-service on-site management office, 24/7 video surveillance, and concrete driveways.
Building Details
Building Size
102,300 SF
Year Built
2027
Units
816
Listing Agency:
Marcus & Millichap | Denver
(713) 452-4293
Listed By:
Dave Knobler · License #License(s): TX: 606252
(713) 452-4293
Source:
Marcusmillichap
Added: Jul 26
Changed: Aug 8
Last Checked: Aug 21 at 4:08AM
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 | Denver
Investment Insights
Based on property information with market context.
Rosenberg Self-Storage CofO is a self-storage facility under construction featuring 816 units within approximately 102,300 net rentable square feet. The project includes three single-story self-storage buildings and is planned to deliver both climate-controlled units and non-climate drive-up units. Units will be accessed via roll-up doors, with concreted driveways throughout the property.
Planned site improvements include a gated entry with a digital keypad and a full-service on-site management office. The facility is also planned to include 24/7 video surveillance and units served by drive-up access. The project will be developed on approximately 4.11 acres of land.
At completion, the tenant mix is expected to include climate control units and non-climate drive-up units, supporting a range of storage needs within a single, cohesive facility plan.
Planned site improvements include a gated entry with a digital keypad and a full-service on-site management office. The facility is also planned to include 24/7 video surveillance and units served by drive-up access. The project will be developed on approximately 4.11 acres of land.
At completion, the tenant mix is expected to include climate control units and non-climate drive-up units, supporting a range of storage needs within a single, cohesive facility plan.
Key Highlights
- New self‑storage facility under construction (Year Built 2027) with 816 units
- Planned 102,300 net rentable SF total across climate‑control and drive‑up units
- Climate‑controlled units: 87,150 NRSF in three single‑story buildings
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
$964,157
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
6.56%
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%
$19,283,140
$19.3M
Cap Rate 7%
$13,773,671
$13.8M
Cap Rate 9%
$10,712,856
$10.7M
Market Conditions
NOI Build-Up for 102,300 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
$1.47M $14.40/SF
− Vacancy
−$95.8K −$0.94/SF
EGI
$1.38M $13.46/SF
− OpEx
−$413.2K −$4.04/SF
NOI
$964.2K $9.42/SF
Area
Fort Bend County, TX
Vacancy
6.50%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$19,283,140
Cap Rate 7%
$13,773,671
Cap Rate 9%
$10,712,856
Alternative Uses
Best Use
Self Storage
$13.77M
$12.05M – $16.07M
NOI $964,157 @ 7.0% cap · market cap 6.56%
Second Best
Warehouse
$9.03M
$7.90M – $10.54M
NOI $632,260 @ 7.0% cap · market cap 4.30%
Theoretical Best
Multifamily LT 5
$1,274.41M
$1,115.11M – $1,486.81M
NOI $89,208,558 @ 7.0% cap · market cap 606.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 77469, TX
57,925
Population
22,854
Households
2.5
Avg Household Size
36
Median Age
40%
College-Educated
91%
High-School Grad
106.8 sq mi
ZIP Area
542
Density / Sq Mi
$101,546
Median Household Income
$49,299
Median Earnings
$1,675
Median Rent
$315,000
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 - New self-storage facility under construction with gated entry, on-site management, and climate-controlled and drive-up units.
Where is this self storage facility located?
The property is located at 4122 Minonite Rd Richmond, TX.
What is the asking price?
The asking price for this property is $14,700,000.
What are key features of this property?
This property features: New self‑storage facility under construction (Year Built 2027) with 816 units; Planned 102,300 net rentable SF total across climate‑control and drive‑up units; Climate‑controlled units: 87,150 NRSF in three single‑story buildings
