Coastal Life Storage

Description:

Coastal Life Self Storage is a brand-new, Class A self-storage facility located in Pascagoula, Mississippi. The property features 341 climate-controlled units across 3 acres supported by a modern leasing office and remote management capabilities for streamlined operations. Completed in 2025, the facility is currently in early lease-up at approximately 15% occupancy, with stabilized year-five gross revenue projected to exceed $600,000. Strategically positioned between Pascagoula’s high-density residential neighborhoods and an established industrial district, Coastal Life benefits from a diverse tenant base, serving both residential and commercial users. With no immediate capital improvements required, the asset offers an exceptional opportunity for an operator seeking portfolio expansion without the challenges of new development. Its high-quality construction, efficient design, and growing demand profile make Coastal Life a compelling long-term storage investment.


Coastal Life Self Storage sits at the strategic intersection of Pascagoula's residential and industrial districts, providing access to a diverse tenant base that ranges from local residents to shipyard employees and small businesses, The area’s economy is anchored by the shipbuilding, healthcare and retail industries, which drive consistent demand for secure storage from both commercial and personal users, while the facility’s positioning near major arterial corridors like HWY 90 and HWY 63 ensures easy access to I-10,. With over 10,000 housing units within a three-mile radius and a strong 45% renter-occupancy rate, the property is surrounded by a dense, stable population base that is perfectly positioned for growth. Pascagoula is experiencing surging migration trends; according to 2025 U-Haul data, Mississippi ranks 21st in the nation for growth, with Pascagoula specifically identified as a top coastal city for inbound migration. Coastal Life Storage commands this expanding market by filling a critical geographic void, while competing facilities are clustered west of Chicot Street, this facility serves the underserved eastern sector with limited direct competition within a two-mile radius. This unique market position, combined with a balanced renter-to-owner housing ratio and proximity to major industrial employers, offers an incoming operator a protected trade area with deep, consistent demand drivers.


This offering presents the opportunity to acquire a newly constructed self-storage facility in its early lease-up phase, allowing investors to enter at a basis below stabilized value and capture the property’s future income growth. While the initial years reflect limited cash flow due to current occupancy levels, these early-year operating realities are anticipated and reflected in the pro forma. As operations mature over the projected five-year hold period, performance is driven by aggressive lease-up progression, positioning the asset to stabilize with an NOI exceeding $440,000 and gross revenues over $650,000.