DEAL SUMMARY

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List Price:  $1,500,000

NRSF:        23,300

Units:         211

Acres:        3.65

Locations:  2

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INVESTMENT HIGHLIGHTS

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TWO CONVENIENT MT. VERNON LOCATIONS // The Mount Vernon Self-Storage Portfolio consists of two established properties located approximately 3 miles apart at 2709 Veterans Memorial Drive and 1700 George Street in Mt. Vernon, Illinois, providing operating economies of scale within the local self-storage market.

 

ROOM FOR EXPANSION & CONVERSION // Mt. Vernon Self Storage covers 3.65 acres over two locations, offering value-add physical room for expansion, including the conversion of former carwash bays at both sites into large contractor units.

 

DIVERSIFIED AMENITIES // Designed for maximum accessibility and customer convenience, the portfolio offers concrete drive aisles, security cameras, and drive-up climate control units.

 

CURRENT PORTFOLIO OCCUPANCY & UPSIDE // As of September 2026, the portfolio demonstrates strong operational stability with 180 of 211 units occupied (85.3% unit occupancy) and 20,450 of 23,300 NRSF occupied (87.8% physical occupancy).

 

OPPORTUNITY TO PUSH RENTS // Rents are below the market average, most notably the climate-controlled units, which are currently 31 percent below the average market rate.

 

SUPPORTIVE MARKET FUNDAMENTALS // The Mt. Vernon Self Storage Portfolio benefits from established residential demand and favorable self-storage supply conditions across its two locations. Within a 3-mile radius, the supply index measures 7.26 square feet per capita around 2709 Veterans Memorial Drive and 6.86 around 1700 George Street. Within a 5-mile radius, the respective indexes are 6.90 and 5.74 square feet per capita. Over the next five years, the projected supply indexes are 7.30 and 6.90 within the 3-mile radii, and 6.94 and 5.77 within the 5-mile radii, respectively.

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INVESTMENT SUMMARY

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Mt. Vernon Self Storage is located at 2709 Veterans Memorial Drive and 1700 George Street in Mt. Vernon, Illinois, totaling 211 storage units over 23,300 net rentable square feet across 3.65 acres. As of September 2026, Mt. Vernon Self Storage was 88 percent physically occupied with 83 percent economic occupancy.

 

Mt. Vernon Self Storage benefits from solid surrounding residential density and controlled competition across its core trade areas. The surrounding trade areas exhibit established demographic demand, with 5,781 residents across 2,471 households within one-mile of 2709 Veterans Memorial Drive and 2,583 residents across 1,197 households within one mile of 1700 George Street, providing a stable operating footprint. Each location has a favorable supply index below the national average with the 5 mile square foot per capita at approximately 6.8.

 

Located in South Central Illinois, Mt. Vernon, Illinois serves as the economic hub of Jefferson County. Illinois, anchored by major employers in manufacturing, healthcare, logistics, and education. Continental Tire Americas operates one of the largest tire manufacturing facilities in Southern Illinois, employing roughly 3,500 workers. Walgreens maintains a regional distribution center with more than 2,100 employees, while National Railway Equipment employs on average 400. Healthcare also plays a major role in the local economy, with Good Samaritan Hospital employing approximately 1400. These diverse industries are complemented by Mt. Vernon’s strategic location at the crossroads of Interstates 57 and 64.

 

Mt. Vernon Self Storage is listed at $1,500,000. The current in-place NOI is approximately $106,256, with in-place 7.08 percent cap rate and current in-place 4.3 percent cash-on-cash return. By continuing to increase both physical and economic occupancy, an investor can realize a 9.46 percent cap rate and 12.2 percent cash-on-cash return by year two.