4 Locations For Sale

Fort Knox Self-Storage is a unique 4-site tri-state self-storage portfolio strategically clustered within a ±5 mile radius spanning Port Jervis, NY, Matamoras, PA, and Montague, NJ. This rare offering presents a compelling value-add opportunity with approximately ±62,978 NRSF across 624 units, including 394 climate-controlled units, 196 non-climate-controlled units, and 34 parking spaces. Currently operating at ±90% physical occupancy, the portfolio generates $527,035 in current NOI, with stabilized NOI projected at $773,098, representing an attractive 8.10% stabilized cap rate on the $9,500,000 asking price.

The portfolio benefits from below-market rental rates averaging $18 per NRSF annually across all properties, offering immediate upside potential through systematic rent optimization. With expansion potential available on 3 of the 4 sites, the portfolio provides both near-term and long-term value creation opportunities. The Port Jervis self-storage market demonstrates healthy fundamentals with 5.35 SF per capita within a 3-mile radius and 3.90 SF per capita within 5 miles, supporting favorable supply-demand dynamics.

This tri-state cluster leverages strong regional demand drivers including access to major commuter routes, proximity to outdoor recreation destinations such as the Delaware Water Gap National Recreation Area, and a stable residential base across three states. The portfolio's strategic positioning serves diverse customer segments including local residents, seasonal visitors, RV/boat owners, and small businesses, creating multiple demand channels that reduce risk and support long-term performance stability.