69-Unit Self-Storage
For Sale
$1,400,000
621 Poetry Rd, Royse City, TX 75228
Newly constructed, one-story property with an on-site office and multiple storage buildings.
Property Size7,500 SF
Price / SF$186.67
Days on Market27
Property Features for 621 Poetry Rd
General Information
Standard status
Active
Size
7,500 SF
Additional Details
Highway Access
Yes
Self-Storage Units
69
Amenities
security camera system
Building Details
Year Built
2026
Buildings
4
Stories
1
Construction
metal
Listing Agency:
HomeSmart
(972) 401-1400
Listed By:
Manny Mendez · License #0763545
Source:
Minteerteam
Added: Aug 4
Changed: Aug 29
Last Checked: Aug 29 at 11:38PM
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 HomeSmart
Investment Insights
Based on property information with market context.
Completed in 2026, this one-story self-storage property contains 7,500 square feet across 69 storage units, an on-site office, three storage-unit buildings, and one barn. The improvements use a slab foundation with metal wall and roofing systems. An exterior security camera system is also included and may convey with the property.
The facility is located at 621 Poetry Rd in Royse City, Texas, just off Highway 276 near Southern Junction. H-E-B in Rockwall is approximately 17 minutes away, while Interstate 30 is approximately 13 minutes from the property.
The facility is located at 621 Poetry Rd in Royse City, Texas, just off Highway 276 near Southern Junction. H-E-B in Rockwall is approximately 17 minutes away, while Interstate 30 is approximately 13 minutes from the property.
Key Highlights
- 7,500 SF self‑storage facility completed in 2026
- 69 storage units plus an on‑site office
- Three storage‑unit buildings and 1 barn
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
$69,552
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
4.97%
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%
$1,391,040
$1.4M
Cap Rate 7%
$993,600
$993.6K
Cap Rate 9%
$772,800
$772.8K
Market Conditions
NOI Build-Up for 7,500 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
$108.0K $14.40/SF
− Vacancy
−$8.6K −$1.15/SF
EGI
$99.4K $13.25/SF
− OpEx
−$29.8K −$3.97/SF
NOI
$69.6K $9.27/SF
Area
ZIP 75228
Vacancy
8.00%
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%
$1,391,040
Cap Rate 7%
$993,600
Cap Rate 9%
$772,800
Alternative Uses
Best Use
Self Storage
$993.6K
$869.4K – $1.16M
NOI $69,552 @ 7.0% cap · market cap 4.97%
Second Best
Warehouse
$791.2K
$692.3K – $923.1K
NOI $55,386 @ 7.0% cap · market cap 3.96%
Theoretical Best
Office A
$8.21M
$7.18M – $9.58M
NOI $574,644 @ 7.0% cap · market cap 41.05%
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
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 75228, TX
68,219
Population
27,329
Households
2.5
Avg Household Size
34
Median Age
21%
College-Educated
73%
High-School Grad
11.4 sq mi
ZIP Area
5,984
Density / Sq Mi
$59,617
Median Household Income
$36,862
Median Earnings
$1,196
Median Rent
$259,500
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 - Newly constructed, one-story property with an on-site office and multiple storage buildings.
Where is this self storage facility located?
The property is located at 621 Poetry Rd Royse City, TX.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 7,500 SF self‑storage facility completed in 2026; 69 storage units plus an on‑site office; Three storage‑unit buildings and 1 barn
