Ground-Up Self-Storage Investment Opportunity
52nd Street & Highway 126, Springfield, OR
NRSF
44,300
Unit Count
411
Ground-level, dust-free interior, ground-loaded units located in a supply-constrained, high-occupancy trade area, with 97.41% average occupancy within a four-mile radius and no competitors currently under construction.
Project overview
Disclaimer
General Disclaimer:
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Investing in syndication deals involves risks, and all potential investors should consult their legal and tax advisors before making any investment decision. Signal Ventures LLC and its affiliates, employees, and contractors do not provide tax, legal, or investment advice. Nothing in this document should be construed as such advice.
Investments described herein are subject to restrictions on transfer and resale. Investors should not assume they can easily liquidate their investments. Forward-looking statements included in this document are based on current information and assumptions and are subject to risks that could cause future outcomes to differ from those expressed or implied. Signal Ventures LLC does not update forward-looking statements based on new information or future developments unless required by law.
This material is for informational purposes only and is not a commitment to any particular deal. It is intended solely for accredited investors. Any security offering is subject to specific eligibility requirements, detailed in the relevant offering documents. The information contained herein is confidential and may not be reproduced or shared without written consent. In the event of any conflict between the terms of the offering memorandum for interests in SV005 SPV, LLC (the “SPV”) and the terms of the SPV’s subscription documents and the LLC agreement, the latter shall control.
Financial Disclaimer
This document may contain future financial projections and forecasts. These are based on various assumptions and hypothetical scenarios, and Signal Ventures LLC makes no guarantee or warranty regarding these projections. Past performance does not guarantee future results, and any performance examples are based on assumptions that could differ from actual results. Potential investors should understand that projections are not indicative of actual outcomes and that no representation is made regarding the likelihood of achieving profits or performance similar to those presented.
Contact Information
Murali Pillai
Head of Investor Relations
(541) 323-4840
Schedule A Call
Office Location
1001 SW Disk Dr Ste 250, Bend, OR 97702, United States
Opportunity Overview
SV005 SPV, LLC ("SPV")
The SPV intends to develop a Class-A self-storage facility on a 2.47-acre parcel located at 5105 High Banks Road, Springfield, Oregon. The project will include approximately 54,057 gross square feet and 44,300 net rentable square feet across 411 climate-controlled storage units.
The site benefits from strong frontage along High Banks Road and immediate proximity to Highway 126, providing convenient access and regional connectivity within the Eugene–Springfield metropolitan area.
Located in the growing Eugene–Springfield market, the property is positioned near established residential neighborhoods and major regional anchors, including PeaceHealth’s RiverBend Medical Center and the Gateway area retail corridor.
Within a four-mile radius, the market includes over 55,000 residents with average household incomes exceeding $81,000, supporting sustained demand for modern self-storage facilities.
Deal Background
The property has been acquired and is fully entitled for development. Construction is scheduled to begin in June 2026, with an estimated 10-month construction period, targeting completion and certificate of occupancy in Spring 2027.
Following delivery, the project’s lease-up is modeled over approximately 24 months from certificate of occupancy, with the facility projected to achieve stabilized occupancy of approximately 90% by 2029, consistent with the feasibility study’s absorption assumptions.
Architectural design and pre-development planning have been completed and incorporated into the feasibility analysis, positioning the project as a shovel-ready self-storage development opportunity in the Springfield, Oregon market.
Business Plan
Signal Ventures LLC will act as the Managing Member (“GP”) of SV005 LLC, while investors (“LPs”) will participate as Common Members in the LLC. The GP is targeting a $3.83M equity raise, of which approximately 5-10% will be contributed by the GP. The project will be financed with a construction loan of approximately $6.98M bringing the total capitalization to approximately $10.81M.
The project consists of the development of approximately 411 climate-controlled units totaling 44,300 net rentable square feet (approximately 54,057 gross square feet) on a 2.47-acre parcel located at 5105 High Banks Road, Springfield, Oregon, with frontage along Highway 126.
Construction is scheduled to begin in June 2026, with an estimated 10-month construction period, followed by an approximately 24-month lease-up period from certificate of occupancy. Stabilization is projected at approximately 90% occupancy, consistent with the independent feasibility study. Upon completion, the facility will be operated in partnership with West Coast Storage, a major regional self-storage operator, which will manage day-to-day operations.
Investment Highlights
25%
Target IRR
2.0x
Target Equity Multiple
10%
Target Preferred Return
100%
Target Bonus Depreciation
3 Years
Target Holding Period
$10.81M
Target Total Capitalization
$6.98M
Target Debt
$3.83M
Target Equity Raise
Badger Rd. - Forecasted Projections
Project Pipeline
Investment Highlights
Shovel-Ready, Fully Entitled Development
Class A self-storage project with entitlements, permitting, design, and engineering substantially complete, allowing immediate construction upon funding. This reduces execution risk and accelerates the path to stabilization.
Prime Eugene Springfield Location
Located at 5105 High Banks Road with direct access to Highway 126 and Interstate 5, providing strong visibility, convenient access, and efficient regional connectivity.
Proven Demand Fundamentals
The Eugene Springfield metro serves approximately 381,000 residents with solid household incomes and home values. Springfield home values average about $411,000, supporting consistent self-storage demand.
Limited New Supply
The market has minimal institutional-quality self-storage in the active development pipeline, creating an opportunity for a modern climate-controlled facility in a supply-constrained environment.
Defensive Asset Class
Self-storage has historically demonstrated resilient occupancy and pricing across market cycles. Combined with limited supply and stable demographics, the investment offers durable cash flow with upside potential.
Sponsorship Team
Signal Ventures, headquartered in Bend, Oregon, has been operating since 2001, bringing over two decades of experience in real estate investment and development. Founded and led by Jason Adams, the firm specializes in data-driven strategies across self-storage, industrial, and residential projects.
Their extensive portfolio includes successful ventures like the Tumalo Self Storage project, which achieved gross returns of 72% internal rate of return (IRR) and 10.2x equity multiple over a two-year holding period, and the Bend Flying Frog Car Wash, yielding gross returns of 36% IRR and a 14.7x equity multiple over seven years.
Signal Ventures emphasizes transparency and meticulous attention to detail, ensuring smooth transactions and robust returns for investors. Their seasoned team leverages advanced data analytics to transform underperforming properties into high-performing assets, providing accredited investors with opportunities for passive income through real estate.
Jason Adams
Jason has been a real estate business owner since graduating from college in 2001. He has diverse experience in residential development, self-storage, car wash, construction, and multi-family. His great professional joy is having teams of people working together in coordinated efforts to achieve common goals with easy-to-follow data points and actions.
Residential Market Snapshot
Home values in the Eugene Springfield metro have shown consistent appreciation, reflecting sustained housing demand and limited supply. In Eugene, median home prices are approximately $485,000, while Springfield home values average around $411,000.
These pricing levels indicate a stable and growing homeowner and renter base, which directly supports demand for self-storage. Household formation, mobility, and space constraints remain key drivers for storage usage, particularly in markets with rising home values and constrained new housing supply.
development team
Leading commercial contractor with extensive
self-storage expertise.
Lender
Live Oak Bank’s experienced SBA lenders offer specialized SBA loan solutions across various industries nationwide.
SBA supports businesses with funding, counseling, certifications, and disaster recovery, connecting them with key partners, lenders, and resources.
Investment Timeline
LOI Signed
PSA Executed
Target: Permits Pulled
Target: Equity Raise Deadline
Target: Deal Close
Target: Breakground on Construction
Target: Open Operations
The Eugene–springfield Story
Major Metro with Diverse Economic Base
The Eugene–Springfield market has transitioned from a primarily education-and-healthcare hub into a diversified metro featuring manufacturing, logistics, technology and institutional employment. This depth of employment supports a stable population base and solid real-estate fundamentals.
Rising Demand for Self Storage
The region’s population growth, household formation and residential stock turnover continue to drive demand for self-storage. Given the limited pipeline of institutional-class storage product, a high-quality new facility is well-positioned to serve the emerging needs of the market.
Quality of Life Meets Growth
Eugene–Springfield delivers a blend of urban amenity, green space and outdoor recreation, which is increasingly appealing in today’s investment climate. This mix of livability and growth supports long-term demand for housing, services and ancillary uses.
Connectivity & Regional Reach
The region’s access to Interstate 5 and Highway 126 connects it to Oregon’s broader economic and transportation network. This connectivity makes the metro region attractive for both residential households and commercial/industrial users.
Eugene-Springfield Market Overview
The Eugene -Springfield metro (≈381,000 residents) is a stable, growth-oriented Oregon market anchored by the University of Oregon, healthcare, and manufacturing employment. The region continues to attract new households seeking affordability relative to larger Pacific Northwest cities.
Residential Strength Supports Storage Demand
Home values have shown steady appreciation since 2018, reflecting durable housing demand and limited supply:
Eugene Median Home Price: ~$485,000
Springfield Median Home Price: ~$440,000
Consistent upward trend through 2025
Growth along Interstate 5 and Highway 126, combined with in-migration and constrained land availability, supports ongoing household formation and relocation activity , key demand drivers for self-storage.
Overall, the metro offers strong demographic fundamentals, stable pricing trends, and long-term durability for ancillary real estate assets.
The Bend Story
Small Town Feel
Bend has retained its small-town feel as it grows and attracts lifestyle migrants from around the country.
300 Days
Of sunshine and four true seasons.
Demand for Climate-Controlled Storage
With Bend’s expanding affluent population, climate-controlled storage commands a premium, meeting the needs of residents who require high-quality, secure options for their belongings.
Recreation and Great Scenery
Skiing at Mt. Bachelor, river floating, fishing, hiking, mountain biking, breweries, photography, and more.
Great Retirement Area
Bend population growth is boosted as it becomes an increasingly popular retirement destination.
Zoom Town Appeal
Bend, Oregon, has emerged as one of the nation’s premier “zoomtowns,” appealing to remote workers and tech executives seeking a balance of scenic beauty and vibrant community life. Bend’s population has grown by 91% since 2000, and by 10% since 2020, as an influx of professionals and families continue to move to this sunny, picturesque foothill town.
Oregon’s Market Fundamentals
Population Growth
Oregon’s population was 4,237,256 in 2020, an increase of 10.6 percent since 2010.
Source: Oregon Population Up 10.6% Since 2010 (Census)
Self-Storage Industry Insights
Industry growth is forecast to continue (annual growth around 5–6 percent range) with the market expanding significantly over the next decade.
Source: Global Self Storage Market Value and Forecast 2025–2032
Median Household Income (Oregon)
Median household income in Oregon was $83,011 (2020–2024) according to U.S. Census Bureau QuickFacts.
Source: Oregon Median Household Income QuickFacts
Housing Market – Bend, Oregon
The median home sale price in Bend is approximately $679,000, while average one bedroom rents are around $1,750 per month, reflecting continued affordability pressure that supports rental demand. Sources: Redfin, Bend Housing Market , Apartments.com, Bend Rent Trends
Competition Map
Area Map
The site is located on a portion of a 3.41-acre parcel at the intersection of 52nd Street and Highway 126 in Springfield, Oregon. Positioned along Highway 126 (McKenzie Highway), the property offers strong visibility and convenient access along a major east–west corridor connecting Springfield to the McKenzie River Valley and surrounding communities.
The location also provides easy access to Interstate 105, allowing direct connectivity to downtown Eugene and the greater Lane County area, including major employment centers, healthcare facilities, and commercial districts.
Situated within the McKenzie River corridor, the site serves eastern Springfield and nearby residential neighborhoods experiencing continued growth. Its position along a key arterial roadway provides excellent accessibility and visibility within one of Springfield’s expanding eastern areas.
Comparable Rentals
| Springfield, OR 2/2/2026 | Average Unit Size | Approximate Occupancy | # of Units Available | Approximate NRSF | Number of Units/Spaces |
|---|---|---|---|---|---|
| I-105 Secure Storage LLC 851 52nd St Springfield, OR 97478 | 88.34 | 98.81% | 10 | 74,470 | 843 |
| BuxBear Storage 4720 Main St Springfield, OR 97478 | 149.38 | 96.71% | 16 | 72,600 | 486 |
| U-Stor 4940 Main St Springfield, OR 97478 | 92.73 | 97.46% | 11 | 40,150 | 433 |
| All Star Mini Storage 5353 Main St Springfield, OR 97478 | 109.57 | 100.00% | 0 | 20,600 | 188 |
| Alliance Springfield Storage 4110 Horace Street Springfield, OR 97478 | 165.49 | 97.52% | 13 | 86,880 | 525 |
| Main Street Mini-Storage 4300 Main St Springfield, OR 97478 | 110.55 | 99.63% | 3 | 88,436 | 800 |
| Storage 4131 E Street Springfield, OR 97478 | 168.75 | 100.00% | 0 | 6,750 | 40 |
| 42nd Street Mini Storage 362 42nd St Springfield, OR 97478 | 154.41 | 96.00% | 21 | 81,065 | 525 |
| ABOX Container Storage 4107 Industrial Ave Springfield, OR 97478 | 320.00 | 96.58% | 4 | 37,440 | 117 |
| Stor-N-Lok 3501 Olympic St Springfield, OR 97478 | 108.00 | 95.33% | 14 | 32,400 | 300 |
| Simply Storage 790 30th St Springfield, OR 97478 | 123.24 | 92.31% | 11 | 17,623 | 143 |
| Northwest Self Storage 2656 Olympic St Springfield, OR 97478 | 110.35 | 96.00% | 16 | 96.00% | 400 |
| A Storage Place 2829 Pierce Pkwy Springfield, OR 97478 | 113.16 | 96.70% | 18 | 61,674 | 545 |
| Stor-All 555 Q Street Springfield, OR 97477 | 124.24 | 98.79% | 3 | 30,688 | 247 |
| Pioneer Storage 1893 2nd Street Springfield, OR 97477 | 199.05 | 93.39% | 8 | 24,085 | 121 |
Comparable Sales
| Address | City | State | Date Closed | Year Built | Sales Price | NRSF | Sales Price / NRSF |
|---|---|---|---|---|---|---|---|
| 2705 NE 4th St. | Bend | OR | 2022-06-30 | 2017 | $33,020,000 | 80,325 | $411 |
| 9309 Aurora Ave N | Seattle | WA | 2023-08-28 | 2017 | $28,120,000 | 94,946 | $296 |
| 19730 SW Shaw Street | Beaverton | OR | 2023-08-30 | 2019 | $28,120,000 | 98,364 | $286 |
| 9309 Aurora Ave. N | Seattle | WA | 2023-10-31 | 2019 | $30,000,000 | 100,500 | $299 |
| 1007 S Woodlawn Street (1018 S Highland Ave.) | Tacoma | WA | 2024-09-25 | 2021 | $19,000,000 | 69,321 | $274 |
Comparable Rentals
| Site Name | Address | City | State | Unit Type | Rental $ / Unit | Implied $ / NRSF* | Rate Type | Time Period | Source |
|---|---|---|---|---|---|---|---|---|---|
| Northwest Self Storage | 2656 Olympic St | Springfield | OR | 10x10 (CC) | $322 | $3.22 | Street | Feb 2026 | Feasibility Study |
| Northwest Self Storage | 2656 Olympic St | Springfield | OR | 10x15 (CC) | $330 | $2.20 | Street | Feb 2026 | Feasibility Study |
| Northwest Self Storage | 2656 Olympic St | Springfield | OR | 10x20 (CC) | $364 | c$1.82 | Street | Feb 2026 | Feasibility Study |
| I-105 Secure Storage | 851 52nd St | Springfield | OR | 10x10 (DO) | $160 | $1.60 | Street | Feb 2026 | Feasibility Study |
| Alliance Springfield Storage | 4110 Horace St | Springfield | OR | 10x15 (DO) | $190 | $1.27 | Street | Feb 2026 | Feasibility Study |
| Stor-N-Lok | 3501 Olympic St | Springfield | OR | 10x20 (DO) | $248 | $1.24 | Street | Feb 2026 | Feasibility Study |
Comparable Sales
| Address | City | State | Date Closed | Year Built | Sales Price | NRSF | Sales Price / NRSF | Source |
|---|---|---|---|---|---|---|---|---|
| 9309 Aurora Ave N | Seattle | WA | 2023-08-28 | 2017 | $28,120,000 | 94,946 | $296 | Regional Market Data |
| 19730 SW Shaw St | Beaverton | OR | 2023-08-30 | 2019 | $28,120,000 | 98,364 | $286 | Regional Market Data |
| 9309 Aurora Ave N | Seattle | WA | 2023-10-31 | 2019 | $30,000,000 | 100,500 | $299 | Regional Market Data |
| 1007 S Woodland St | Tacoma | WA | 2024-09-25 | 2021 | $19,000,000 | 69,321 | $274 | Regional Market Data |
| 2705 NE 4th St | Bend | OR | 2022-06-30 | 2017 | $33,020,000 | 80,325 | $411 | Regional Market Data |
Demographics
| 1-Mile Radius | 3-Mile Radius | 5-Mile Radius |
|
|---|---|---|---|
| POPULATION | |||
| Population 2010 | 8,198 | 44,978 | 80,062 |
| Population 2020 | 11,151 | 55,837 | 101,562 |
| Population 2023 | 11,417 | 59,253 | 108,063 |
| Population 2028 | 11,886 | 63,066 | 115,202 |
| 2000-2010 Annual Rate | 3.12% | 2.19% | 2.41% |
| 2020-2023 Annual Rate | 0.73% | 1.84% | 1.93% |
| 2023-2028 Annual Rate | 0.81% | 1.26% | 1.29% |
| HOUSEHOLDS | |||
| Households 2010 | 3,169 | 18,565 | 33,156 |
| Households 2020 | 4,320 | 22,860 | 41,969 |
| Households 2023 | 4,497 | 24,539 | 45,018 |
| Households 2028 | 4,714 | 26,359 | 48,366 |
| 2000-2010 Annual Rate | 3.15% | 2.10% | 2.39% |
| 2020-2023 Annual Rate | 1.24% | 2.20% | 2.18% |
| 2023-2028 Annual Rate | 0.95% | 1.44% | 1.45% |
| Average Household Size | 2.52 | 2.39 | 2.38 |
| % Owner Occupied Housing 2023 | 68.80% | 66.33% | 64.33% |
| % Renter Occupied Housing 2023 | 31.20% | 33.67% | 35.67% |
| INCOME | |||
| Median Household Income 2023 | $75,357 | $84,979 | $84,172 |
| Median Household Income 2028 | $87,810 | $98,011 | $95,969 |
| 2023-2028 Annual Rate | 3.11% | 2.89% | 2.66% |
| Average Household Income 2023 | $106,312 | $124,103 | $123,925 |
| Average Household Income 2028 | $125,268 | $142,999 | $142,257 |
| 2023-2028 Annual Rate | 3.34% | 2.88% | 2.80% |
| Per Capita Income 2023 | $41,607 | $51,239 | $51,539 |
| Per Capita Income 2028 | $49,359 | $59,582 | $59,619 |
| 2023-2028 Annual Rate | 3.48% | 3.06% | 2.96% |
Deal Structure
