Climate-Controlled Self Storage
For Sale
Contact for pricing
1419 Fleming Dr, Seguin, TX 78155
Secure storage with 37 climate-controlled units plus 156 non-climate units, well positioned near I-10 and Hwy 46.
Property Size22,450 SF
Price / SF$85.75
Days on Market112
Property Features for 1419 Fleming Dr
General Information
Standard status
Active
Size
22,450 SF
Total Parking Spaces
20
Property subtype
Self Storage
Occupancy
71%
Investment Type
Value Add
Net Operating Income
$94,900
Additional Details
Highway Access
Yes
Building Details
Buildings
4
Units
193
Listing Agency:
VERSAL - Bellomy
Listed By:
Bill Bellomy · License #TX 575641
Source:
Crexi
Added: Apr 23
Changed: Aug 8
Last Checked: Jun 6 at 4:28AM
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 VERSAL - Bellomy
Investment Insights
Based on property information with market context.
Mount Storage is a self storage facility offering 37 climate-controlled units and 156 non-climate units for a total of 22,459 NRSF. The property is supported by metal and steel construction, asphalt drives, and secure access designed to support everyday tenant use. At the time of listing, the facility is 71% occupied.
Located in Seguin, Texas, the facility is approximately 0.4 miles from both I-10 and Hwy 46, providing convenient connectivity for customers throughout the trade area. It is also within close proximity to major retail options including Chick-fil-A and McDonald’s, and Texas Lutheran University, which is 0.7 miles away. Walmart owns approximately 25 acres across the street, and the Seguin Town Center mixed-use development is under 1 mile from the facility.
This mix of climate-controlled and standard storage makes the property practical for a range of tenant needs, from temperature-sensitive items to general household or business storage. With an established unit count and secure access, the facility may appeal to owners seeking a contained storage operation in a high-visibility corridor near I-10 and a steady local retail and university presence.
Located in Seguin, Texas, the facility is approximately 0.4 miles from both I-10 and Hwy 46, providing convenient connectivity for customers throughout the trade area. It is also within close proximity to major retail options including Chick-fil-A and McDonald’s, and Texas Lutheran University, which is 0.7 miles away. Walmart owns approximately 25 acres across the street, and the Seguin Town Center mixed-use development is under 1 mile from the facility.
This mix of climate-controlled and standard storage makes the property practical for a range of tenant needs, from temperature-sensitive items to general household or business storage. With an established unit count and secure access, the facility may appeal to owners seeking a contained storage operation in a high-visibility corridor near I-10 and a steady local retail and university presence.
Key Highlights
- Storage facility in Seguin, TX with 37 climate‑controlled units and 156 non‑climate units totaling 22,459 NRSF
- Climate‑controlled units average 45 NRSF; non‑climate units average 133 NRSF
- Facility is 71% occupied
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
$134,363
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
6.98%
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%
$2,687,260
$2.7M
Cap Rate 7%
$1,919,471
$1.9M
Cap Rate 9%
$1,492,922
$1.5M
Market Conditions
NOI Build-Up for 22,450 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
$202.1K $9.00/SF
− Vacancy
−$10.1K −$0.45/SF
EGI
$191.9K $8.55/SF
− OpEx
−$57.6K −$2.56/SF
NOI
$134.4K $5.98/SF
Area
Guadalupe County, TX
Vacancy
5.00%
Lease Rate
$9.00 /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%
$2,687,260
Cap Rate 7%
$1,919,471
Cap Rate 9%
$1,492,922
Alternative Uses
Best Use
Self Storage
$2.97M
$2.60M – $3.47M
NOI $208,192 @ 7.0% cap · market cap 10.82%
Second Best
Industrial
$1.92M
$1.68M – $2.24M
NOI $134,363 @ 7.0% cap · market cap 6.98%
Theoretical Best
Office A
$5.89M
$5.15M – $6.87M
NOI $412,182 @ 7.0% cap · market cap 21.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Explore this area
Business Placement
Demographics for 78155, TX
51,772
Population
21,791
Households
2.4
Avg Household Size
40
Median Age
22%
College-Educated
85%
High-School Grad
355.5 sq mi
ZIP Area
146
Density / Sq Mi
$71,367
Median Household Income
$38,985
Median Earnings
$1,149
Median Rent
$246,000
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 - Secure storage with 37 climate-controlled units plus 156 non-climate units, well positioned near I-10 and Hwy 46.
Where is this self storage facility located?
The property is located at 1419 Fleming Dr Seguin, TX.
What is the asking price?
The asking price for this property is $1,925,000.
What are key features of this property?
This property features: Storage facility in Seguin, TX with 37 climate‑controlled units and 156 non‑climate units totaling 22,459 NRSF; Climate‑controlled units average 45 NRSF; non‑climate units average 133 NRSF; Facility is 71% occupied
