DistributionJul 10, 2026
First quarterly distribution paid
The portfolio's first distribution — $63,750 across 189 members — was paid on schedule. Dynamic pricing is live at two of three facilities.
All opportunities
Fully FundedReal Estate Jacksonville, Florida
Atlantic Self Storage Portfolio
Three under-managed storage facilities being repositioned with pricing technology — fully funded in 19 days.
Sponsored by Atlantic Storage Partners 189 members participatingLast updated Jun 28, 2026
Overview
Executive Summary
Atlantic Storage Portfolio III acquired three under-managed self-storage facilities totaling 1,410 units across the Jacksonville metro. The sponsor's playbook — dynamic pricing software, remote management, and light physical improvement — has produced a 41% NOI increase on its prior portfolio within 30 months. The offering reached its full $3.75M target in 19 days.
Project Description
The three facilities average 87% physical occupancy but rent 12–18% below market due to absentee ownership and manual pricing. The plan installs the sponsor's technology stack, converts offices to rentable units, and adds gated access and cameras across all sites.
Market Opportunity
Jacksonville's population growth leads Florida's major metros while storage supply per capita in these submarkets sits below the national average. Small private owners — 70% of the market — increasingly sell to technology-enabled operators.
Investment Thesis
Storage is the most operationally improvable real estate class, and this sponsor has executed the exact playbook 17 times. In-place income covers debt service from day one while the upside is operational, not market-dependent.
Current Status
All three facilities closed in June 2026. Technology installation is complete at two sites; first-quarter distributions were paid on schedule in July.
Investment Highlights
Fully funded in 19 days
Member demand filled the $3.75M offering ahead of the funding deadline.
Proven repositioning playbook
The sponsor's prior portfolio produced a 41% NOI increase in 30 months.
12–18% below-market rents
Absentee ownership left immediate, identified pricing upside.
Day-one debt coverage
In-place income covers loan payments before any improvements.
Institutional exit demand
Storage portfolios above $10M attract REIT buyers at premium pricing.
Distributions already flowing
First quarterly distribution paid on schedule in July 2026.
Investment Terms
- Offering entity
- Atlantic Storage Portfolio III LLC
- Investment type
- Preferred Equity
- Security type
- Class A Membership Units
- Minimum investment
- $20,000
- Maximum investment
- $375,000
- Target raise
- $3,750,000
- Maximum raise
- $3,750,000
- Price per unit
- $1,000
- Target annual return
- 11.6%
- Preferred return
- 7%
- Profit split
- 75 / 25 above preferred
- Target hold period
- 5 years
- Distribution frequency
- Quarterly
- Offering deadline
- May 30, 2026
- Accreditation
- Accredited investors (attestation placeholder)
Financials
Sponsor projections — explore how the numbers move under different scenarios.
The sponsor's underwritten projection. All figures are sponsor projections.
Projected Revenue vs. Expenses
Projected Investor Distributions
| Five-Year Forecast | 2026 | 2027 | 2028 | 2029 | 2030 |
|---|---|---|---|---|---|
| Revenue | $1,620,000 | $1,741,500 | $1,872,113 | $2,012,521 | $2,163,460 |
| Expenses | $615,600 | $661,770 | $711,403 | $764,758 | $822,115 |
| Operating Income | $1,004,400 | $1,079,730 | $1,160,710 | $1,247,763 | $1,341,345 |
| Cash Flow | $863,784 | $928,568 | $998,211 | $1,073,076 | $1,153,557 |
| Distributions | $734,216 | $789,283 | $848,479 | $912,115 | $980,523 |
Capital Stack
Total capitalization $10,200,000
Senior Debt$6.2M · 61%
Member Equity (The Circle)$3.8M · 37%
Sponsor Co-Investment$228K · 2%
Est. stabilized value
$12.4M
Projected exit value
$13.6M
Sources & Uses
Sources
- Portfolio Loan (61% LTV)$6.2M
- Member Equity (this offering)$3.8M
- Sponsor Co-Investment$228K
- Total$10.2M
Uses
- Purchase Price (3 facilities)$9.3M
- Technology & Improvements$420K
- Closing & Financing Costs$280K
- Reserves$150K
- Total$10.2M
Model your investment
Your investment$40,000
$20,000 min40 units @ $1,000$375,000 max
Per quarterly payment
$680
Projected annual income
$2,720
Income over 5 yrs
$13,600
Projected value, yr 5
$69,244 · 1.73x
Portfolio fit: Real Estate would move from 47% to 54% of your committed portfolio with this investment.
Illustrative projection compounding the base scenario of the sponsor's target return over the full hold. Estimates only — never a guarantee.
Business Plan
Business Model
Push street rates to market with dynamic pricing, capture existing-customer rate increases on a managed schedule, cut on-site payroll via remote management, and exit to an institutional storage aggregator once NOI stabilizes.
Use of Funds
Acquisition equity across the three facilities, technology installation, physical improvements, and reserves, alongside a 61% LTV portfolio loan.
Potential Exit Strategy
Portfolio sale to an institutional aggregator in year 4–5. Storage portfolios above $10M attract REIT and fund buyers at meaningfully compressed cap rates versus single-asset sales.
Sponsor
Atlantic Storage Partners acquires under-managed self-storage facilities in Florida's high-growth corridors and improves performance through pricing technology, remote management, and light capital improvement.
13
Years experience
17
Completed projects
5
Current projects
$94M
Total project value
Team
- GS
Greg Sandoval · Managing Principal
Acquired and repositioned 22 storage facilities totaling 1.4M square feet.
Previous projects
First Coast Storage Portfolio
Acquired 2020 · NOI up 41% in 30 months
Track record provided by the sponsor. Past performance does not predict future results.
Documents
The complete document room for this offering.
Project Timeline
May 1, 2026
Opportunity Announced
Opportunity introduced to The Circle with preliminary materials.
May 8, 2026
Member Preview Opened
Full data room, financial model, and sponsor Q&A opened to members.
May 11, 2026
Offering Opened
Commitments accepted from approved members.
May 30, 2026
Target Funding Date
Offering expected to reach its target raise.
Jun 20, 2026
Portfolio Acquisition Closed
Capital deployed and the project moves into execution.
Dec 31, 2026
Technology Live at All SitesCurrent
Key operating milestone on the path to stabilized performance.
Jul 10, 2026
Projected First Distribution
First member distribution expected, subject to performance.
2030-2031
Projected Exit Window
Targeted period for sale, refinance, or other liquidity event.
Updates
MilestoneJun 20, 2026
All three facilities closed
The portfolio acquisition closed on schedule. Remote-management conversion begins immediately, starting with the Southside facility.
Risks
Private investments involve substantial risk, including illiquidity and possible loss of the entire amount invested. Read every factor below before committing. Projected returns are estimates only and are not guaranteed.
Market Risk
Economic conditions, interest rates, and local market dynamics may change and could reduce revenue, valuations, or the pace of lease-up and sales relative to projections.
Liquidity Risk
This is a private investment with no public market. Members should expect to hold their investment for the full target hold period; early liquidity is not guaranteed and may not be available at all.
Loss of Capital
Private investments involve substantial risk, including the possible loss of the entire amount invested. Members should only commit capital they can afford to lose.
Projection Risk
All financial projections shown are illustrative demonstration estimates prepared by the sponsor. Actual results will differ, and the difference may be material.
Rate-Increase Execution Risk
The plan depends on moving existing-customer rates to market without excessive move-outs. Churn above the underwritten range would slow NOI growth.
Operating Risk
Day-to-day results depend on management execution, staffing, pricing, and customer demand. Underperformance against the operating plan would reduce distributions.
Sponsor & Execution Risk
Performance depends heavily on the sponsor's ability to execute the business plan, retain key personnel, and manage costs. Departure of key team members could adversely affect results.
Regulatory Risk
Changes in zoning, licensing, tax, or securities regulation could affect the project's operations, timeline, or member distributions.
Economic Risk
Recession, inflation, labor shortages, or credit-market disruption could increase costs or reduce demand beyond what the sponsor has underwritten.
Exit Risk
The projected exit depends on market conditions at the time of sale or refinance. A delayed or lower-value exit would extend the hold period and reduce returns.
Questions
Frequently asked
Ask the sponsor
Questions and sponsor answers are visible to all members reviewing this offering.
Prefer a conversation?
Book a 15-minute call with the sponsor team about this offering.
Sponsor presentations and group Q&As are listed on the member events calendar.
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