overview video
investment highlights
- CLASS A CONSTRUCTION WITH STRONG CURB APPEAL // Attractive brick and metal façade, gated digital access, full service management office, 24/7 surveillance, concrete drive aisles, and modern roll-up doors deliver a best in class asset.
- 15 PERCENT POPULATION GROWTH IN NORTH HOUSTON SUBMARKET // Located in Willis, one of Montgomery County’s fastest growing communities, the facility is supported by strong residential expansion, ~$110,000 average household income, and increasing commercial activity.
- SIGNIFICANT EXPANSION UPSIDE // A 29,825 NRSF Phase II—scheduled for completion by year end 2026—will increase the facility to 468 units and 72,325 NRSF.
- RAPID LEASE UP DEMONSTRATES STRONG DEMAND // Despite being self managed by a developer focused on other businesses, Phase I reached 87 percent physical occupancy within 18 months.
- ATTRACTIVE TRADE AREA DEMOGRAPHICS // The surrounding market boasts, new master planned communities within 1.5 miles, and a projected Willis population of 30,000 within eight years.
- STRATEGIC VISIBILITY & ACCESS // Frontage along Texas Highway 75 and Old US Highway 75 provides exposure to ~7,996 vehicles per day, and is convenient to I-45 and Lake Conroe.
property summary
Hillside Storage is a 245 unit, 42,500 net rentable square foot self storage facility located in Willis, Texas a rapidly growing suburb north of Houston. The property sits on approximately 4.73 acres and opened in 2024. A 29,825 NRSF Phase II expansion is scheduled for completion by year end 2026, bringing the facility to a total of 468 units and 72,325 net rentable square feet.
The facility features an attractive brick and metal façade and a full suite of amenities consistent with Class A self storage assets. These include a gated entry with digital keypad access, a spacious full service onsite management office, 24/7 video surveillance, concrete driveways, and roll-up doors throughout.
The trade area benefits from an average household income over $110,000 and visibility to a combined 7,996 vehicles per day along Texas State Highway 75 and a back entrance that fronts on Old US Highway 75. Northern Montgomery County continues to experience strong residential and commercial expansion, with new master planned communities such as Moran Ranch and Ridgeland Hills located within 1.5 miles of the property. The City of Willis is projected to reach a population of 30,000 within the next eight years. Retail growth is also accelerating, with a new Lowe’s under construction and a recently opened Chuy’s adding to the area’s amenity base.
Hillside Storage presents an investor with the opportunity to acquire a best in class self storage asset with a meaningful new construction component in a fast growing Houston submarket. The property is owned and self managed by a local developer whose primary focus lies outside of storage operations. Despite this, Phase I—which opened in February 2024—achieved over 87 percent physical occupancy within 18 months. With Phase II stabilized at an 80 percent economic occupancy level and typical ancillary revenue streams in place, an investor could reasonably expect to achieve an unlevered yield exceeding 7.5 percent within 36 months.
