Seven-Property Self-Storage
New
For Sale
$56,210,000
9807 Mines Rd, Laredo, TX 78045
Multi-site storage platform with centralized operations across one Laredo market.
Property Size395,425 SF
Lot Size27.37 Acres
Price / SF$142.15
Days on Market3
Property Features for 9807 Mines Rd
General Information
Standard status
Active
Size
395,425 SF
Lot size
27.37 Acres
Property subtype
Self Storage
Occupancy
73%
Financials
Asking Price
$56,210,000
Cap Rate
5.89%
Business Included
Yes
Additional Details
Self-Storage Units
3,176
Listing Agency:
Nashville
(615) 850-2774
Listed By:
Ashley Compton · License #77340
(615) 850-2774
Source:
Colliers
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 4:48AM
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 Nashville
Investment Insights
Based on property information with market context.
This self-storage portfolio comprises seven properties with 3,176 units and 395,425 NRSF distributed across approximately 27.37 acres. The assets are concentrated within Laredo, Texas, creating a unified operating footprint rather than a dispersed regional platform. Current physical occupancy is 72.9%, while economic occupancy stands at 85.9%.
The portfolio is located at 9807 Mines Rd in Laredo, a market supported by trade, transportation, warehousing, logistics, healthcare, education, government, and professional services. Laredo’s workforce is approximately 116,000 employees, and the metro population exceeds 269,000 residents. Major local employers include United Independent School District, Laredo Independent School District, Texas A&M International University, Laredo Medical Center, and Doctors Hospital.
Common ownership across nearly 400,000 square feet supports centralized management, shared staffing, consolidated marketing, vendor purchasing, and coordinated maintenance operations. The existing occupancy profile also provides a basis for lease-up, rate management, tenant insurance penetration, and revenue management initiatives.
The portfolio is located at 9807 Mines Rd in Laredo, a market supported by trade, transportation, warehousing, logistics, healthcare, education, government, and professional services. Laredo’s workforce is approximately 116,000 employees, and the metro population exceeds 269,000 residents. Major local employers include United Independent School District, Laredo Independent School District, Texas A&M International University, Laredo Medical Center, and Doctors Hospital.
Common ownership across nearly 400,000 square feet supports centralized management, shared staffing, consolidated marketing, vendor purchasing, and coordinated maintenance operations. The existing occupancy profile also provides a basis for lease-up, rate management, tenant insurance penetration, and revenue management initiatives.
Key Highlights
- Seven‑property self‑storage portfolio in Laredo, Texas
- 3,176 units totaling 395,425 NRSF
- Approximately 27.37 acres 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
$3,361,429
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
5.98%
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%
$67,228,580
$67.2M
Cap Rate 7%
$48,020,414
$48.0M
Cap Rate 9%
$37,349,211
$37.3M
Market Conditions
NOI Build-Up for 395,425 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
$5.22M $13.20/SF
− Vacancy
−$417.6K −$1.06/SF
EGI
$4.80M $12.14/SF
− OpEx
−$1.44M −$3.64/SF
NOI
$3.36M $8.50/SF
Area
Laredo, TX
Vacancy
8.00%
Lease Rate
$13.20 /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%
$67,228,580
Cap Rate 7%
$48,020,414
Cap Rate 9%
$37,349,211
Alternative Uses
Best Use
Self Storage
$48.02M
$42.02M – $56.02M
NOI $3,361,429 @ 7.0% cap · market cap 5.98%
Second Best
Warehouse
$40.30M
$35.26M – $47.01M
NOI $2,820,672 @ 7.0% cap · market cap 5.02%
Theoretical Best
Office A
$97.36M
$85.19M – $113.58M
NOI $6,814,913 @ 7.0% cap · market cap 12.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
72.9%
Occupancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
429
Businesses Nearby
Explore this area
Business Placement
Demographics for 78045, TX
65,354
Population
21,669
Households
3
Avg Household Size
32
Median Age
35%
College-Educated
83%
High-School Grad
663.0 sq mi
ZIP Area
99
Density / Sq Mi
$89,334
Median Household Income
$46,929
Median Earnings
$1,404
Median Rent
$227,300
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 - Multi-site storage platform with centralized operations across one Laredo market.
Where is this self storage facility located?
The property is located at 9807 Mines Rd Laredo, TX.
What is the asking price?
The asking price for this property is $56,210,000.
What are key features of this property?
This property features: Seven‑property self‑storage portfolio in Laredo, Texas; 3,176 units totaling 395,425 NRSF; Approximately 27.37 acres across the portfolio
