iBox Self Storage
About This Property
Marketing description
iBox Self Storage, located at 1255 S Gun Club Road in Aurora, Colorado, offers investors a compelling value-add opportunity in one of the Denver MSA’s fastest-growing corridors. The facility consists of 63,240 rentable square feet across 491 units, including a diversified mix of drive-up, inside non-climate, temperature-controlled, and outdoor parking spaces. The property is well-positioned along the high-traffic Gun Club Road corridor within the established Murphy Creek sub-market of Aurora.
The facility is currently owner-operated as a mom and pop business, with rental rates well below prevailing market levels and limited professional management practices in place. The current expense structure reflects this operational profile, with virtually no spend on marketing, technology, or ancillary revenue optimization. This positioning creates a clear value-add thesis for a sophisticated buyer to implement a professional management platform, push rental rates toward market, and capitalize on operational efficiencies to meaningfully grow net operating income.
Adding further to the investment thesis, Ventana Capital is actively planning Parklands Village, a major master-planned residential development of over 5,000 homes, on the land directly behind the property. As this community builds out, iBox Self Storage stands to benefit from a substantial influx of new households and the associated surge in self-storage demand — creating both near-term lease-up momentum and long-term revenue growth.
Investment highlights
- Mom and Pop Operated Value-Add Opportunity — The property is currently owner-operated with minimal professional management infrastructure, offering immediate upside through the implementation of institutional-level rate management, marketing strategies, and operational efficiencies.
- Rental Rates Significantly Below Market — Current achieved rates of approximately $1.12/SF/month sit well below comparable facilities in the trade area, presenting a clear path for a sophisticated operator to drive meaningful revenue growth through strategic rate increases across the existing tenant base.
- Massive Residential Development Pipeline Directly Adjacent — Ventana Capital’s Parklands Village, a master-planned community of 5,000+ homes, is planned directly behind the property, positioning iBox to capture out sized demand from thousands of new households moving into the immediate trade area.
- Stabilized Occupancy with Strong Cash Flow Foundation — The facility maintains approximately 85.7% physical occupancy across 491 units and 63,240 RSF, providing a stable cash-flowing base from day one while offering additional lease-up potential as the surrounding area densities.
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