Stabilized Climate-Controlled Self Storage 3323 Cosby Hwy 19,381 SF Office Building Cosby, TN 37722 $2,117,493 CAD ($109.26 CAD/SF) 10.68% Cap Rate

Cosby Climate-Controlled Storage offers a rare opportunity to acquire a stabilized, income-producing self-storage facility in a supply-constrained East Tennessee market with strong local and tourism-driven demand. The property is located directly on Cosby Highway (US-321), the primary corridor connecting I-40 (Exit 435) to Gatlinburg, providing excellent visibility, easy access, and consistent daily traffic.
The facility consists of a 20,835 SF, single-story building situated on 2.11 acres, featuring 126 interior, climate-controlled storage units. The unit mix is heavily weighted toward the most in-demand sizes (10×10 and 10×20), supporting strong occupancy, predictable cash flow, and long-term tenant retention. All units are secured with controlled interior access, offering tenants a modern and reliable storage solution that differentiates the property from older, non-climate facilities in the surrounding market.
In addition to the storage operation, the property includes a separately leased front office space generating $1,200 per month ($14,400 annually). The office tenant pays only the utilities they use, minimizing landlord expenses. The current office lease expires April 16, 2026, providing a future owner with flexibility to continue leasing, occupy the space, or repurpose it for on-site management or expanded operations.
One of the most compelling aspects of this offering is the significant value-add and expansion potential. The existing building occupies only approximately two-thirds of the parcel, leaving valuable highway-frontage land available for future development. A new owner could expand the facility with additional climate-controlled units, drive-up storage, or RV/boat storage to materially increase income and overall asset value.
The property benefits from a highly visible, community-centered location, directly across from Cosby High School and Cosby Elementary School, ensuring daily exposure and reinforcing the facility’s role as a long-term local service asset. Demand is driven by a diverse tenant base including local residents, contractors, short-term rental owners, cabin maintenance companies, and seasonal tourism workers supporting the Gatlinburg and Smoky Mountains region.
Cosby and the surrounding trade area remain underserved by modern, climate-controlled storage, with limited competing inventory and high barriers to new supply. Combined with lower operating costs typical of secondary markets, this creates an attractive risk-adjusted investment profile for both investors and owner-operators.
This offering is well suited for:
Self-storage owner-operators seeking a turn-key facility
Regional or expanding storage groups
Private investors seeking stable cash flow with upside
Owner-users looking to operate and grow the asset over time
Cosby Climate-Controlled Storage represents a high-quality, income-producing asset with immediate cash flow, future rent and expansion upside, and a prime location along one of East Tennessee’s most traveled corridors. Financial information, rent roll, and additional details available upon request.