1402 MAX COPELAND DR, MARBLE FALLS, TX 78654-2174

Texas Premier Class A Climate-Controlled Self-Storage

1402 Max Copeland Dr, Marble Falls, TX 78654 — newly built, 106,500 SF, 591-unit climate-controlled facility on ~8.1 acres (with ~4.99 acres of surplus land), adjacent to Home Depot in the town's primary retail corridor. Certificate of Occupancy tied to March 2026. Premier Class A Climate-Controlled Self-Storage — 1402 Max Copeland Dr, Marble Falls, TXMarble Falls Self Storage — Revere property profile

Cap Rate Benchmarks — Texas Self-Storage (2025–2026)

Sources: Self Storage Cap Rates 2026: By Market — The Storage Brief Texas Self-Storage Overview (April 2025) — Dan Klefs Storage Group Self-Storage Valuation: 2026 Cap Rates & Buyer Data — CT Acquisitions

The 5.25% ask sits at or inside the tightest end of the tertiary Class A band — priced closer to Austin primary than to Hill Country tertiary. Justification hinges on (a) only-Class-A positioning, (b) new construction / no deferred capex, and © surplus land optionality.Self Storage Cap Rates 2026: By Market — The Storage BriefTexas Self-Storage Overview (April 2025) — Dan Klefs Storage Group

Demand Backdrop

Marble Falls population reached 9,633 as of July 2025, up 36.3% from 2020, with the city's own comp plan modeling ~7% annual growth. The 30-mile trade area covers 2.7M+ consumers and 200K+ households — a legitimate catchment for a facility of this scale.U.S. Census Bureau QuickFacts — Marble Falls city, TexasMarble Falls Self Storage — Revere property profile

Competitive set (Fairland, Marble Falls Self Storage, Iron Cactus, Extra Space) is older, non-Class-A, and lacks a directly comparable climate-controlled trophy product. That's the single most important underwriting anchor for the 5.25% ask.Marble Falls Self Storage — Revere property profileU.S. Census Bureau QuickFacts — Marble Falls city, Texas

Development Pipeline Nearby (Demand Signals, Not Storage Supply)

Sources: Development Activity — City of Marble Falls, TX Forman Capital Closes $28.2M Lot Development Loan for The Highlands — CRE Market Beat

No competing Class A storage disclosed in the near-term pipeline — supply story remains intact through underwriting stabilization.Development Activity — City of Marble Falls, TX

Diligence Priorities

• Lease-up curve: Confirm current physical & economic occupancy vs. broker pro forma. 5.25% is a stabilized cap — verify the NOI it's applied to is trailing, not forward.Texas Premier Class A Climate-Controlled Self-Storage — 1402 Max Copeland Dr, Marble Falls, TX
• Surplus 4.99 acres: Zoning, entitlement path, and whether it's included in the ask or carved out. Materially changes basis math.Marble Falls Self Storage — Revere property profile
• Rate comps: Pull unit-level street rates against Fairland, Iron Cactus, Extra Space to test premium sustainability.U.S. Census Bureau QuickFacts — Marble Falls city, Texas
• Rural/tertiary risk premium: No CBSA coverage means institutional bid depth is thinner — expect a wider buyer pool at 5.75–6.0% than at 5.25%.Texas Self-Storage Overview (April 2025) — Dan Klefs Storage GroupSelf-Storage Valu