4546 Pleasant Valley Rd Placerville, CA 95667

This exceptional investment opportunity presents two strategically located self-storage facilities in the thriving Sacramento metropolitan area. The portfolio comprises Pleasant Valley Mini Storage in Placerville (4546 Pleasant Valley Rd, 95667) and Cool Boat and RV Storage in Cool (1053 Northside Dr, 95614), totaling 39,330 square feet of rentable space across two single-story buildings constructed in 2004 and 2011. The properties sit on a combined 4.83 acres and boast 107 units with 100% occupancy, generating a current NOI of $179,576 and a pro-forma NOI of $239,427. This translates to a current cap rate of 7.11% and a pro-forma cap rate of 9.48% on an asking price of $2,525,000 ($64.20/sq ft and $23,598.13/unit). Both locations benefit from convenient freeway access and serve a dense population with strong demand, averaging 3 square feet per capita. Pleasant Valley Mini Storage features 4,620 sq ft of enclosed storage, 4,800 sq ft of vehicle parking, and a 1,200 sq ft home. Cool Boat and RV Storage includes 3,750 sq ft of enclosed storage, 24,960 sq ft of vehicle parking, and open land rented to PG&E. The properties feature electronic gates and lighting, long-term tenants, and below-market rents, presenting significant upside potential in a region with a median household income exceeding $84,000 and a population of over 2.6 million residents. This portfolio offers a compelling value-add investment opportunity with expansion potential.