85-Unit Self Storage
For Sale
$1,200,000
405 407 411 503 S Twin Creek Drive, Killeen, TX 76543
CommercialSale, Killeen, TX
Property Size7,625 SF
Lot Size2.14 Acres
Price / SF$157.38
Days on Market95
Property Features for 405 407 411 503 S Twin Creek Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-3
Exterior features
Lighting
Subdivision
Stow It Addition & Stringer Addition
Lot features
One To Three Acres, City Lot
Elementary school
Ira Cross Elementary School
Middle school
Manor Middle School
High school
Killeen High School
Elementary school district
Killeen ISD
Middle school district
Killeen ISD
High school district
Killeen ISD
Directions
From Austin: West On I-14; Exit On Stan Schlueter Loop, Turn Right On Stan Schlueter Loop; At The First Light Turn Left Onto (FM 2410), Cross Over Veterans Memorial Blvd, Look Immediately to your left (West Side) for Twin Creek Mini Storage. A Commercial Real Estate For Sale -Sign is On Site For Easy Identification.
Standard status
Active
APN
130323,131017,131018,123968,19947,19948
Size
7,625 SF
Lot size
2.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Stow It Addition, Lot 1, Block 1; Stow It Addition Lot PT 2, Block 1; Stringer Addition {Lot 04 & 05, Block 00A} Combined Acres 2.141
Tax Annual Amount
12682
Legal Description
Stow It Addition, Lot 1, Block 1; Stow It Addition Lot PT 2, Block 1; Stringer Addition {Lot 04 & 05, Block 00A} Combined Acres 2.141
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Electric, Central Air
Water source
Public
Building Details
Year built
1986
Floors in Building
1
Flooring type
Concrete, Vinyl, Carpet
Building materials
Brick, BrickVeneer, MetalFrame
Roof type
Shingle, Metal, Composition
Listing Agency:
Coldwell Banker Realty
(254) 200-3800
Listed By:
Vernon MacHardy · License #0433118
(254) 289-5905
Added: Jun 1
Changed: Aug 20
Last Checked: Sep 3 at 12:06AM
MLS# 615845
Copyright © 2026 Central Texas Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This self-storage property comprises 85 units totaling approximately 7,625 square feet, along with a 2,143-square-foot on-site office building. Renovation work was completed in 2024, and the facility includes a modern electronic entry gate. The office structure was built for on-site management or separate commercial office use but requires updating before serving that purpose. Construction and finish details include brick, brick veneer, and metal framing, with concrete, vinyl, and carpet flooring. Central electric heating and cooling are present, along with public water and public sewer.
The offering combines six parcels at 405, 407, 411, and 503 S Twin Creek Drive in Killeen, Texas, creating a 2.141-acre property. The combined parcels identified as Property IDs 19947 and 19948 include land designated in the source information for an additional 100 to 120 storage units. The property is zoned B-3.
The offering combines six parcels at 405, 407, 411, and 503 S Twin Creek Drive in Killeen, Texas, creating a 2.141-acre property. The combined parcels identified as Property IDs 19947 and 19948 include land designated in the source information for an additional 100 to 120 storage units. The property is zoned B-3.
Key Highlights
- 85‑unit self‑storage facility with approximately 7,625 square feet
- 2,143‑square‑foot on‑site office building
- 2.141 acres assembled from six separate parcels
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
$58,926
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
4.91%
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%
$1,178,520
$1.2M
Cap Rate 7%
$841,800
$841.8K
Cap Rate 9%
$654,733
$654.7K
Market Conditions
NOI Build-Up for 7,625 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
$91.5K $12.00/SF
− Vacancy
−$7.3K −$0.96/SF
EGI
$84.2K $11.04/SF
− OpEx
−$25.3K −$3.31/SF
NOI
$58.9K $7.73/SF
Area
Killeen, TX
Vacancy
8.00%
Lease Rate
$12.00 /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%
$1,178,520
Cap Rate 7%
$841,800
Cap Rate 9%
$654,733
Alternative Uses
Best Use
Self Storage
$841.8K
$736.6K – $982.1K
NOI $58,926 @ 7.0% cap · market cap 4.91%
Second Best
Warehouse
$783.3K
$685.4K – $913.9K
NOI $54,831 @ 7.0% cap · market cap 4.57%
Theoretical Best
Office A
$1.83M
$1.60M – $2.14M
NOI $128,202 @ 7.0% cap · market cap 10.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Explore this area
Business Placement
Demographics for 76543, TX
30,545
Population
15,300
Households
2
Avg Household Size
30
Median Age
15%
College-Educated
91%
High-School Grad
35.6 sq mi
ZIP Area
858
Density / Sq Mi
$51,239
Median Household Income
$31,712
Median Earnings
$1,099
Median Rent
$140,700
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 - Recently renovated storage improvements include an on-site office building and electronic gate access.
Where is this self storage facility located?
The property is located at 405 407 411 503 S Twin Creek Drive Killeen, TX.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 85‑unit self‑storage facility with approximately 7,625 square feet; 2,143‑square‑foot on‑site office building; 2.141 acres assembled from six separate parcels
