DEAL SUMMARY

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 List Price:        $1,500,000

NRSF:              21,100

Total Units:      199

Acres:             2.099​​

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INVESTMENT HIGHLIGHTS

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STRONG LEASE UP // Purchased in early 2023, the current

owner has invested heavily in improving the operations resulting in significant rental income growth - from $5,706 in January 2025 to $10,503 in September 2025. This rapid absorption highlights the strong demand in the West Monroe market and provides excellent momentum for the next investor to continue the upward trajectory.

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EXPANSION PENDING APPROVAL // A key value-add component is the planned expansion, which received final approval in October, 2025. The project will add an additional 6,250 net rentable square feet, replacing the existing grass parking area. The proposed building will measure 25’ wide by 250’ long. Final approved plans and topographic survey included in the sale. General contractors estimate the average building costs in the

area will range $40 to $45 per foot.

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SOLID DEMOGRAPHICS // Cypress Street is a busy commercial corridor serving 17,865 cars per day. Additionally, 33,068 residents in a 3-mile radius and an average household income of $75,432 positions this this property well to serve the surrounding community. Importantly, there are no planned, proposed or under construction competing facilities in the trade area, strengthening the facility’s long-term competitive position.

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STABLE FUNDAMENTALS // Tenant Insurance penetration is very strong at 99% with 80/20 splits to the owner. Additional income from a new billboard lease adds $4,400+ per year to top line revenue.

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INVESTMENT SUMMARY

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Cypress Mini Storage located at 4601 Cypress St, West Monroe, LA 71291 in Ouachita Parish. The facility is situated on approximately 2.1 acres consisting of 199 drive-up units and 21,100 net rentable square feet with approved room to expand. Fully gated & fenced, this facility has gone through a significant management upgrade to bring operations into the 21st century. With no office on-site, the property is well suited for remote management.

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Current occupancy is 73% by area and 57% economic demonstrating a clear path to future income growth with ample room to grow the occupancy and close the economic gap. Cypress Mini Storage achieved average income growth of 3.8% per month in 2025. A billboard lease signed in March 2024 adds $4,400 per annum to the opportunity with scheduled increases each year.

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Other income-producing value-add opportunities exist with converting the grass parking lot into a 25 x 250 non-climate

controlled building, adding an additional 6,250 net rentable square feet. City approvals have been obtained as of October 2025 with the site plan from a local civil engineer included in the sale.

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West Monroe – home to the ever-popular Duck Dynasty TV Series – is a bustling community located on Interstate 20, a major US thoroughfare. With a population of 33,068 in a 3-mile radius and 68,195 in a 5-mile radius, the city of West Monroe is known for its long-standing manufacturing, wholesale trade, logistics and transportation sectors.

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Priced at $1,500,000, $71.09 per NRSF, investors will have an opportunity to value-add investment with an opportunity to continue the lease up and expand the property by adding 6,250 NRSF. Even without the expansion, an investor will enjoy 7.88% cap rate within a year of acquisition and 10.96% upon the stabilization of the existing unit mix.