912 Dinah Shore blvd - 169 Self-Storage Units 33,200 SF Specialty Building Offered at $2,608,890 CAD at a 6.96% Cap Rate in Winchester, TN 37398

Recently built in 2023, AZ Self-Storage, is a 33,200 SF secured access facility featuring a fenced 3.35 acres comprised 169 drive up, ground level units with a desirable unit mix which includes covered RV/Boat Storage. Offered at only $57 PSF, this facility is privately owned yet is operates as if it were institutionally managed.
AZ Storage historically operates at 85% occupancy providing solid cash-flow while still leaving upside of +$9,600 in annual rent bumps on existing lower rents plus higher tenant insurance sales revenue. Furthermore, there are other facilities in close proximity operating at 93-100% occupancy meaning that there's additional potential for $13,225 annually. This equates to an achievable 7.8% proforma cap rate and potential for $300K-$350K in value growth potential.
Although the property is efficiently managed and operated, the owner pays a Field Rep $4,800 annually to complete overlocks along with site inspections to check on the property because the seller operates other businesses. This expense could be removed if a new buyer already has their own management.
This is a great low maintenance cash-flow opportunity that's fully automated and professionally managed as if it were an institutional property.
Winchester is centrally located between 3 major employment hubs, 90 miles southeast of Nashville, 60 minutes to Chattanooga, and 45 minutes to Huntsville, AL.
Dinah Shore Boulevard is strategically located along one of Winchester’s primary commercial corridors, offering excellent visibility and direct access to steady daily traffic with +22,000 ADT. Dinah Shore Blvd serves as a key route connecting local neighborhoods to the downtown district, retail centers, and major thoroughfares.
The property benefits from its proximity to national and regional retailers, restaurants, and service providers, creating strong co-tenancy synergy and consistent consumer draw. Winchester, TN is a growing community within Franklin County, supported by a great local economy which converges with other larger cities such as Tullahoma and Manchester plus outdoor storage benefits from Tims Ford Lake, which is a huge vacation attraction.
The consumer traffic of +22,000 ADT + +$70K median income demographics are strong which is why Super Walmart, The Home Depot, Tractor Supply, and Food City (grocery store anchor).