DEAL SUMMARY

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List Price:   $11,220,000

NRSF:         110,138

Units:          709

Locations:   8

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INVESTMENT HIGHLIGHTS

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KNOXVILLE MSA Without REIT SATURATION //  The portfolio sits just outside Knoxville’s institutional core, benefiting from the MSA population growth and rental pricing strength without competing directly against REIT-heavy assets. These secondary markets are generally more stable than urban core and allow for continued rent growth and occupancy stability where national operators have limited penetration. 

 

STRONG DEMAND DRIVERS DEMONSTRATED by SOLID OCCUPANCY //  Demand is supported by manufacturing (Morristown, Harriman), healthcare, education and research (Knoxville/Oak Ridge) and tourism & second-home ownership (Sevierville). This diversified economic base provides defensive cash flow across economic cycles and with excellent Google rankings that transfer with the sale, investors will be able to take advantage the online presence on Day 1.

 

PROVEN SELF-STORAGE MARKETS //  Knoxville and surrounding counties continue to benefit from strong net in-migration, household formation, downsizing, and commuter relocation as housing costs rise closer to Knoxville. These life-event drivers consistently feed self-storage demand across all submarkets keeping occupancies traditionally very strong.  

 

SMALLER-FORMAT FACILITIES with QUALITY AMENITIES //  The portfolio consists primarily of smaller, well-maintained facilities serving the local areas. Most facilities are gated and fenced with controlled access, lighting and camera systems. This enables the operator to maintain control of the facility that supports operational control. Cubby software transition will include all tenant payment methods, autopays, and system data allowing for a turnkey transition. 

 

CLEAR PATH from STABILIZED YIELD to LONG-TERM UPSIDE //  Acquisition at a 7.10% in-place cap rate provides immediate cash flow with a demonstrated operational strategy driving a 7.89% cap rate on proforma. Investors step into an operation that can be continuously improved upon using modern operational methods

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INVESTMENT SUMMARY

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EquiCap Commercial is pleased to exclusively present the Creekside Storage Portfolio, an eight-property self-storage portfolio located in high-growth submarkets in East Tennessee, within close proximity to the Knoxville MSA. ​

 

The portfolio totals 110,138 net rentable square feet across 709 units, consisting of smaller-format facilities with strong occupancy and durable local demand. Properties are strategically positioned in the following markets: 

 

Seymour – 239 Burnett Station Rd and 821 Boyds Creek Hwy 

Sevierville – 1346 Payne School Dr and 2459 Boyds Creek Hwy 

Morristown – 318 Boyd School Rd and 3303 W Andrew Johnson Hwy  

Harriman – 3010 Roane State Hwy

Maryville – 3832 Morganton Rd ​

 

The facilities sit on 8.38 total acres across Blount, Sevier, Roane, and Hamblen Counties. Construction consists of a combination of metal and concrete block buildings, metal and shingle roofing and gravel and asphalt drive aisles. Each property is well maintained and positioned in markets that operate outside the saturated, REIT-driven core, allowing for pricing flexibility and continued operational upside. Note that the current owners switched Management software platforms to Cubby in May 2025, paid through May 2026, with 100% of tenants on ACH or credit card, (54%) Autopay.​

 

The portfolio spans an East Tennessee corridor anchored by Knoxville and supported by a diverse economic base with well-established industries such as education, research, manufacturing, healthcare, freight & logistics and tourism. This region continues to benefit from in-migration, lower relative housing costs and stable employment, pushing residential growth outward from Knoxville into surrounding counties. These dynamics create consistent self-storage demand driven by household mobility, downsizing, seasonal use, and small-business storage.  ​

 

The current owners have been able to execute a vision of technology modernization, systematic existing customer rate increases and efficient, localized operations. Creekside Storage Portfolio offers the opportunity for investors to step into a stable platform and continue to execute on a proven playbook. Acquiring the portfolio at $11,220,000 provides an in-place 7.10% cap rate with the pathway to enjoy a projected 7.67% cap rate in Year 1 and a 7.89% cap rate on proforma.