StorCo Storage St. Peters Phase I
Sponsored by Investa Capital · $40M AUMOverview
StorCo Storage St. Peters Phase I is a newly constructed Class A self-storage and flex space facility in St. Peters, Missouri, within the Greater St. Louis metro area. The property opened in June 2024 and achieved over 50% occupancy within its first six months of operations, with all flex space fully leased and operating with a waiting list. The offering is structured as an equity recapitalization of an operating, stabilizing facility, with investor capital replacing a portion of sponsor equity to allow for portfolio expansion while providing exposure to an income-generating asset with proven lease-up momentum.
Why This Opportunity
Proven lease-up momentum: Over 50% occupancy achieved within the first 6 months of service, with flex space fully leased and operating with a waiting list demonstrating clear demand for Phase II expansion
Class A, newly constructed asset: 57,000 square feet across 317 climate-controlled storage units, flex space, and boat/RV parking on 8 acres, completed June 2024
Prime location: Situated at the intersection of Interstate 70 and Highway 79 with 75,262 vehicles per day passing the property
Strong demographics: 144,343 residents within a 5-mile radius with $136,953 average household income, supporting storage demand across residential and small business users
Tiered preferred return structure: 13% for $50K-$249K, 14% for $250K-$499K, and 15% for $500K+ allocations
Vertically integrated sponsor: Investa Capital controls construction, property management, and operations through its family of companies, reducing execution risk
Defined exit strategy: Equity recapitalization structure with a targeted refinance strategy designed to return capital upon stabilization
Deal Structure
Total equity raise: $3,100,000
Minimum investment: $50,000
Preferred return: 13-15% based on allocation size
Distributions: Quarterly
Tax reporting: K-1
Property management fee: 6%
IRA investment options: Yes
Offering: 506(c) Reg D, accredited investors only
Property Details
Address: St. Peters, Missouri (I-70 and Highway 79 intersection)
Lot size: 8 acres
Building size: 57,000 SF
Unit count: 317 climate-controlled units
Mix: Self-storage, flex space, boat/RV parking
Year built: 2024
Current occupancy: 50%+ (flex space 100% leased with waiting list)
How Allocation Works
Project Your Returns
Sponsor
Investa Capital is a vertically integrated real estate investment firm headquartered in O'Fallon, Missouri, with approximately $40M in assets under management. The firm focuses on the development, acquisition, and operation of Class A self-storage and flex space assets in high-growth U.S. markets, controlling multiple phases of the investment lifecycle through affiliated construction and management platforms.
Platform Overview
$40M+ in assets under management
Over 1,000,000 square feet of storage developed
Vertically integrated platform spanning funding, development, construction, and operations
Purpose-built Class A facilities positioned in high-visibility corridors with strong population density and income demographics
Operates under the StorCo Storage brand, with long-term expansion plans targeting 500 locations by 2050
In-house property management mitigates risk through direct control over operations, revenue management, and facilities
Automation-driven operational model combined with customer service fundamentals, keeping costs low while delivering hands-on customer experience
Real-time data analysis and reporting platform providing investment transparency to LPs
Leadership
James, Founder & CEO: Entrepreneur with a background that started at age 13 mowing lawns, growing that business to $2.5M in revenue before pivoting into self-storage after a house fire introduced him to the industry. Built Investa Capital as a vertically integrated platform covering funding, development, construction, and operations
Family of Companies
Investa Capital (investment and funding platform)
StorCo Storage (facility operations brand)
Affiliated development and property management entities providing in-house execution across the portfolio
The Market
O'Fallon, MO
StorCo Storage St. Peters Phase I is located within the Greater St. Louis metropolitan area, the 21st largest metro in the United States with approximately 3 million residents and a diversified employment base.
Greater St. Louis MSA
3 million residents across one of the top 25 largest metros in the United States
Diversified employment anchored by aerospace, healthcare, financial services, and advanced manufacturing
Major regional anchors include Scott Air Force Base and the NGA (National Geospatial-Intelligence Agency), with a $1.7B project underway
St. Charles County & O'Fallon
St. Charles County is the fastest-growing county in Missouri with 400,000+ residents
O'Fallon is one of the fastest-growing cities in Missouri with a population approaching 100,000
Strong suburban corridor supported by expanding residential development, high household incomes, and consistent population growth
Trade Area Demographics (5-mile radius)
Population: 144,343
Average household income: $136,953
Daily traffic count at property: 75,262 vehicles per day
Proximity to Interstate 70 and Highway 79 enhances accessibility and commercial visibility, supporting continued demand for residential housing, small business growth, and storage solutions throughout the corridor.
Common Questions
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Initial Investment ($)
Assuming your selected investment, after 4 years you could expect a return of: