Commercial Real Estate Investment Listing: B & S Mini Storage

B & S Mini Storage presents a rare, lender-owned (REO) value-add commercial real estate opportunity in Eatonton, Georgia. Offered at an attractive $395,000 ($45.40 per square foot) with a 6.26% Cap Rate, this 70-unit facility combines an affordable acquisition basis with significant operational upside.

Strategically positioned just off US Highway 441, the property is ideally situated approximately 75 miles southeast of Atlanta. Nestled between two of Georgia’s premier recreational and residential destinations—Lake Oconee and Lake Sinclair—the facility is uniquely positioned to capture high demand for personal storage, boat, and recreational vehicle parking from both seasonal visitors and growing local communities.

Following a recent foreclosure, the facility has experienced minimal operations, zero dedicated marketing, and no digital presence. For a hands-on investor, private equity group, or owner-operator, B & S Mini Storage offers an exceptional blank canvas to execute a rapid stabilization plan, modernize operations, and maximize Net Operating Income (NOI).

Key Investment Highlights & Value-Add Potential

• Lender-Owned (REO Sale): Distressed acquisition pricing provides a low entry basis at just $45.40/SF, establishing immediate equity and an attractive risk-adjusted profile.

• Turnkey Operational Modernization: Massive low-hanging fruit opportunity to drive immediate lease-up by building a dedicated web presence, running localized digital marketing campaigns, and launching an online reservation engine.

• Revenue Enhancement Strategies: Immediate upside available by introducing automated online booking systems, adjusting below-market rental rates, and implementing third-party tenant insurance programs.

• Expansion Potential for Parking Income: Excess acreage on the 1.14-acre lot allows a buyer to monetize underutilized land through high-margin open-air Boat, RV, and vehicle parking.

• Secured Commercial Infrastructure: The property features a fully fenced perimeter, providing secure access and piece of mind for residential and commercial tenants alike.

Strategic Location & Submarket Drivers

Located in Putnam County, Eatonton serves as the gateway to Georgia's lake country. The surrounding area benefits from continuous growth driven by vacation home developments, resort communities, and outdoor tourism focused around Lake Oconee and Lake Sinclair.

Positioned right off US 441, the site offers exceptional regional accessibility, connecting local residents and lake goers seamlessly. The combination of strong recreational demand and favorable commercial accessibility creates a constant driver for self-storage and outdoor recreational vehicle storage needs.

Detailed Property Specifications & Zoning Insights

Operations & Repositioning Strategy

Historical operations at the facility were passive and unoptimized, leaving significant untapped revenue on the table. A savvy investor can reposition this asset using a simple 4-step value-add roadmap:

1. Digital Integration: Launch a modern website with search engine optimization (SEO), Google Business Profile, and integrated tenant management software (e.g., Storable, SiteLink).

2. Cosmetic & Security Upgrades: Perform minor site cleanups, upgrade lighting, and introduce key-code gate access to justify top-of-market rental rates.

3. Ancillary Revenue Services: Implement tenant protection programs, sell packing/moving supplies, and introduce late-fee collection protocols.

4. Outdoor Storage Expansion: Convert the unused land area into dedicated, rental-yielding outdoor parking stalls for boats, trailers, and RVs.

Additional Portfolio Opportunities: In addition to B & S Mini Storage, two supplementary Metro Atlanta lender-owned self-storage facilities are currently available. Contact listing broker for full portfolio details and bundled investment opportunities.