4-Property Self-Storage
For Sale
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801 County Rd 1003A, Godley, TX 76044
Four facilities comprise a self-storage offering in Godley, Texas.
Property Size86,504 SF
Price / SF$86.70
Days on Market47
Property Features for 801 County Rd 1003A
General Information
Standard status
Active
Size
86,504 SF
Class
B
Property subtype
Self Storage
Occupancy
70%
Investment Type
Value Add
Net Operating Income
$496,562
Building Details
Units
698
Tenancy
Multi
Listing Agency:
Superior Capital Advisors
Listed By:
Michael Morrison · License #SC 58247
Source:
Crexi
Added: Jul 15
Changed: Aug 29
Last Checked: Aug 29 at 5:01PM
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 Superior Capital Advisors
Investment Insights
Based on property information with market context.
This self-storage portfolio consists of four properties at 801 County Rd 1003A in Godley, Texas. Together, the facilities contain 697 units and 86,504 NRSF, creating a substantial combined storage operation within the local market.
Physical occupancy across the portfolio is 70%. The properties are offered together as a single portfolio, providing one acquisition that encompasses the full reported unit count and net rentable area.
Physical occupancy across the portfolio is 70%. The properties are offered together as a single portfolio, providing one acquisition that encompasses the full reported unit count and net rentable area.
Key Highlights
- Four‑property self‑storage portfolio in Godley, TX
- 697 total storage units
- 86,504 NRSF across the portfolio
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
$601,536
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
8.02%
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%
$12,030,720
$12.0M
Cap Rate 7%
$8,593,371
$8.6M
Cap Rate 9%
$6,683,733
$6.7M
Market Conditions
NOI Build-Up for 86,504 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
$778.5K $9.00/SF
− Vacancy
−$70.8K −$0.82/SF
EGI
$707.7K $8.18/SF
− OpEx
−$106.2K −$1.23/SF
NOI
$601.5K $6.95/SF
Area
Johnson 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%
$12,030,720
Cap Rate 7%
$8,593,371
Cap Rate 9%
$6,683,733
Alternative Uses
Best Use
Self Storage
$11.61M
$10.16M – $13.54M
NOI $812,667 @ 7.0% cap · market cap 10.84%
Second Best
Warehouse
$8.59M
$7.52M – $10.03M
NOI $601,536 @ 7.0% cap · market cap 8.02%
Theoretical Best
Multifamily LT 5
$1,036.89M
$907.28M – $1,209.71M
NOI $72,582,522 @ 7.0% cap · market cap 967.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
44
Businesses Nearby
Explore this area
Business Placement
Demographics for 76044, TX
5,715
Population
3,127
Households
1.8
Avg Household Size
36
Median Age
26%
College-Educated
95%
High-School Grad
108.3 sq mi
ZIP Area
53
Density / Sq Mi
$103,795
Median Household Income
$56,411
Median Earnings
$1,227
Median Rent
$370,100
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 - Four facilities comprise a self-storage offering in Godley, Texas.
Where is this self storage facility located?
The property is located at 801 County Rd 1003A Godley, TX.
What is the asking price?
The asking price for this property is $7,500,000.
What are key features of this property?
This property features: Four‑property self‑storage portfolio in Godley, TX; 697 total storage units; 86,504 NRSF across the portfolio
