This opportunity is available for investment
Blue Door Property II, DST, a newly formed Delaware statutory trust and an affiliate of Blue Door AM I, LLC, a Delaware limited liability company, is hereby offering to sell to certain qualified, Accredited Investors pursuant to this Confidential Amended and Restated Private Placement Memorandum beneficial interests in the Parent Trust. The Sponsor is an affiliate of SmartStop Self Storage REIT, Inc., a Maryland corporation (NYSE: SMA), a leading owner and operator of self-storage facilities in the United States and Canada.
Each of the Properties is operated as a self-storage facility under the SmartStop® Self Storage name. In the aggregate, there are approximately 2,281 storage units and 98 vehicle storage spaces at the Properties. The Operating Trusts acquired the Properties on February 20, 2025 from the Sellers, as further described herein. The aggregate purchase price of the Properties was $54,100,000. Each Property was acquired by its respective Operating Trust “free and clear” without utilization of a mortgage secured by the Property.
The principal objectives of the Parent Trust, through the ownership of the Operating Trusts, are to (1) lease the Properties to the Master Tenant with the intent that it manage each of the Properties to realize its maximum operating performance; (2) pay distributions to Investors out of net cash flow as described in the Financial Forecast attached as Exhibit C to this Memorandum; (3) maintain the long-term value of the Properties, and (4) sell or otherwise dispose of the Properties. There can be no assurance that any of these objectives will be achieved.
Acquisition of the Interests is designed for, but not limited to, prospective Investors seeking to defer the recognition of gain on the sale of other real property under Section 1031 of the Internal Revenue Code of 1986, as amended. A Section 1031 transaction generally allows the seller of real estate to defer federal and state capital gains taxation on the sale by exchanging the Relinquished Property for another property of like kind.
All information is subject to the Sponsor's official Investment Documentation. For more information, including risk factors, view the .
Key benefits and features of this investment opportunity
All information is subject to the Sponsor's official Investment Documentation. For more information, including risk factors, view the .
The Sponsor is an affiliate of SmartStop Self Storage REIT, Inc., a Maryland corporation (NYSE: SMA), a leading owner and operator of self-storage facilities in the United States and Canada.
In the aggregate, there are approximately 2,281 storage units and 98 vehicle storage spaces at the Properties.
Each Property was acquired by its respective Operating Trust “free and clear” without utilization of a mortgage secured by the Property.
The minimum amount of Interests that a Section 1031 Investor may purchase is $100,000, unless the Parent Trust waives this minimum requirement. The minimum amount of Interests that a prospective Investor making a cash investment without a Section 1031 Exchange may purchase is $25,000, unless the Parent Trust waives this minimum requirement.
The self-storage industry has a combination of attractive fundamentals and superior operating performance as compared to other real estate sectors, in both private and public markets.
According to the National Association of Real Estate Investment Trusts (“NAREIT”), the self-storage sector has been one of the best performing REIT sectors since 1994, during a variety of economic and development cycles.
According to the Inside Self Storage Top-Operators List for 2024, SmartStop is the 10th largest owner and operator of self-storage properties in the U.S. based on number of properties, units and rentable square footage.
As of the date of this Memorandum, SmartStop and its affiliates own or manage a portfolio of 229 properties in 23 states, the District of Columbia and Canada, comprising approximately 164,300 units and 18.4 million rentable square feet.
Additionally, the Property Manager and its affiliates operate 7 self-storage facilities (4,726 units) in the Orlando, FL market, 2 self-storage facilities (1,501 units) in the Dallas, TX market, and 15 self-storage facilities (10,079 units) in the Houston, TX market.
The Master Lease structure allows the Master Tenant to operate the Properties on behalf of the Operating Trusts and to enable actions to be taken with respect to the Properties that the Operating Trusts would be unable to take due to tax law-related restrictions, including, but not limited to, a restriction against re-leasing the Properties.
As of May 31, 2025, the average physical occupancy rate for the Properties (including the square footage of the storage units and the vehicle storage spaces), based on the rentable square footage of the Properties, was approximately 91.2% occupied (91.8% at the Orlando Property, 90.9% at the Corinth Property and 90.9% at the Pasadena Property).
The Parent Trust will establish and maintain a capital expense reserve account and a general reserve account in the aggregate amount of $1,854,800 to make funds available for working capital and certain prefunded Trust costs, capital expenditures and unanticipated costs relating to the Properties and the Operating Trusts.
The offering documents below have been prepared and are being delivered by the Sponsor of this investment opportunity.
Get help from our team of investment specialists or use our portfolio builder tool to model this investment in your 1031 exchange strategy.
Property Type
Self Storage
Location
Pasadena, TX
Year Built
2003
Occupancy Rate
91.2%
Please refer to the Blue Door Property II, DST - Private Placement Memorandum for more details regarding distributions and risk factors of the investment.
Blue Door AM I, LLC (an affiliate of SmartStop Self Storage REIT, Inc.)
The Sponsor is an affiliate of SmartStop Self Storage REIT, Inc., a Maryland corporation (NYSE: SMA), a leading owner and operator of self-storage facilities in the United States and Canada.
According to the Inside Self Storage Top-Operators List for 2024, SmartStop is the 10th largest owner and operator of self-storage properties in the U.S. based on number of properties, units and rentable square footage. As of the date of this Memorandum, SmartStop and its affiliates own or manage a portfolio of 229 properties in 23 states, the District of Columbia and Canada, comprising approximately 164,300 units and 18.4 million rentable square feet.
The Signatory Trustee is a wholly-owned subsidiary of Blue Door Holdco. The Asset Manager is a wholly-owned subsidiary of the Sponsor, Blue Door AM I, LLC, a Delaware limited liability company. The Sponsor was formed in June 2024 and is a wholly-owned subsidiary of SS Growth TRS III, Inc., a Delaware corporation and wholly owned subsidiary of the Operating Partnership. The TRS serves as the manager of the Sponsor and the Asset Manager. The Operating Partnership is a wholly-owned subsidiary of SSGT III, which is a private, non-traded REIT. SSGT III serves as the manager of the Signatory Trustee.
For more information, view the .
All details presented on this page are subordinate to and qualified entirely by the comprehensive information contained within the Sponsor's official Investment Documentation. The content displayed here remains incomplete and may be modified by the Sponsor without notice prior to closing. The Sponsor's Investment Documentation and related materials include critical details regarding investment goals, business strategies, potential risks, fees, costs, and additional material information that should be thoroughly evaluated before making any investment decision. The information presented on this page is insufficient for making informed investment choices.
This investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor's assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor's business plans ("Assumptions") will be true or that actual performance will bear any relation to Sponsor's Assumptions, and no guarantee or representation is made that Sponsor's Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Sponsor's Assumptions should not be relied upon as the primary basis for your decision to invest.
Sponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor's Investment Documents, which you should carefully review. A Sponsor is obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor's forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor's investment objectives, detailing Sponsor's anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor's forward-looking statements as a basis to invest.
Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor's Assumptions or forward-looking statements.
Any reference to historical performance does not indicate future results and should not be considered the primary factor in investment decisions.
Sponsor's securities offering will not be registered under the Securities Act of 1933, as amended (the "Securities Act"), in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act ("Private Placement"). In addition, the offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership interests) are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption. All Private Placements on the Platform are intended solely for "Accredited Investors," as that term is defined in Rule 501(a) under the Securities Act.
Nothing presented on this page constitutes investment advice (whether regarding specific securities or overall investment strategies), recommendations, offers to sell, or solicitations to purchase any security. Professional securities advice is strongly recommended to comprehend and evaluate the risks inherent in real estate or private placement investments.
Internal Revenue Code Section 1031 ("Section 1031") involves intricate tax principles, and tax implications may differ based on individual investor circumstances. Anchor1031, LLC and Quincy Wells Capital, LLC provide no representations or warranties regarding the tax consequences of your investment or whether the IRS will accept such tax treatment. Consultation with and reliance upon your personal tax advisor regarding tax implications specific to your situation is essential.
Blue Door Property II, DST, a newly formed Delaware statutory trust and an affiliate of Blue Door AM I, LLC, a Delaware limited liability company, is hereby offering to sell to certain qualified, Accredited Investors pursuant to this Confidential Amended and Restated Private Placement Memorandum beneficial interests in the Parent Trust. The Sponsor is an affiliate of SmartStop Self Storage REIT, Inc., a Maryland corporation (NYSE: SMA), a leading owner and operator of self-storage facilities in the United States and Canada.
Each of the Properties is operated as a self-storage facility under the SmartStop® Self Storage name. In the aggregate, there are approximately 2,281 storage units and 98 vehicle storage spaces at the Properties. The Operating Trusts acquired the Properties on February 20, 2025 from the Sellers, as further described herein. The aggregate purchase price of the Properties was $54,100,000. Each Property was acquired by its respective Operating Trust “free and clear” without utilization of a mortgage secured by the Property.
The principal objectives of the Parent Trust, through the ownership of the Operating Trusts, are to (1) lease the Properties to the Master Tenant with the intent that it manage each of the Properties to realize its maximum operating performance; (2) pay distributions to Investors out of net cash flow as described in the Financial Forecast attached as Exhibit C to this Memorandum; (3) maintain the long-term value of the Properties, and (4) sell or otherwise dispose of the Properties. There can be no assurance that any of these objectives will be achieved.
Acquisition of the Interests is designed for, but not limited to, prospective Investors seeking to defer the recognition of gain on the sale of other real property under Section 1031 of the Internal Revenue Code of 1986, as amended. A Section 1031 transaction generally allows the seller of real estate to defer federal and state capital gains taxation on the sale by exchanging the Relinquished Property for another property of like kind.
All information is subject to the Sponsor's official Investment Documentation. For more information, including risk factors, view the .
Key benefits and features of this investment opportunity
All information is subject to the Sponsor's official Investment Documentation. For more information, including risk factors, view the .
The Sponsor is an affiliate of SmartStop Self Storage REIT, Inc., a Maryland corporation (NYSE: SMA), a leading owner and operator of self-storage facilities in the United States and Canada.
In the aggregate, there are approximately 2,281 storage units and 98 vehicle storage spaces at the Properties.
Each Property was acquired by its respective Operating Trust “free and clear” without utilization of a mortgage secured by the Property.
The minimum amount of Interests that a Section 1031 Investor may purchase is $100,000, unless the Parent Trust waives this minimum requirement. The minimum amount of Interests that a prospective Investor making a cash investment without a Section 1031 Exchange may purchase is $25,000, unless the Parent Trust waives this minimum requirement.
The self-storage industry has a combination of attractive fundamentals and superior operating performance as compared to other real estate sectors, in both private and public markets.
According to the National Association of Real Estate Investment Trusts (“NAREIT”), the self-storage sector has been one of the best performing REIT sectors since 1994, during a variety of economic and development cycles.
According to the Inside Self Storage Top-Operators List for 2024, SmartStop is the 10th largest owner and operator of self-storage properties in the U.S. based on number of properties, units and rentable square footage.
As of the date of this Memorandum, SmartStop and its affiliates own or manage a portfolio of 229 properties in 23 states, the District of Columbia and Canada, comprising approximately 164,300 units and 18.4 million rentable square feet.
Additionally, the Property Manager and its affiliates operate 7 self-storage facilities (4,726 units) in the Orlando, FL market, 2 self-storage facilities (1,501 units) in the Dallas, TX market, and 15 self-storage facilities (10,079 units) in the Houston, TX market.
The Master Lease structure allows the Master Tenant to operate the Properties on behalf of the Operating Trusts and to enable actions to be taken with respect to the Properties that the Operating Trusts would be unable to take due to tax law-related restrictions, including, but not limited to, a restriction against re-leasing the Properties.
As of May 31, 2025, the average physical occupancy rate for the Properties (including the square footage of the storage units and the vehicle storage spaces), based on the rentable square footage of the Properties, was approximately 91.2% occupied (91.8% at the Orlando Property, 90.9% at the Corinth Property and 90.9% at the Pasadena Property).
The Parent Trust will establish and maintain a capital expense reserve account and a general reserve account in the aggregate amount of $1,854,800 to make funds available for working capital and certain prefunded Trust costs, capital expenditures and unanticipated costs relating to the Properties and the Operating Trusts.
The offering documents below have been prepared and are being delivered by the Sponsor of this investment opportunity.
Get help from our team of investment specialists or use our portfolio builder tool to model this investment in your 1031 exchange strategy.
Property Type
Self Storage
Location
Pasadena, TX
Year Built
2003
Occupancy Rate
91.2%
Please refer to the Blue Door Property II, DST - Private Placement Memorandum for more details regarding distributions and risk factors of the investment.
Blue Door AM I, LLC (an affiliate of SmartStop Self Storage REIT, Inc.)
The Sponsor is an affiliate of SmartStop Self Storage REIT, Inc., a Maryland corporation (NYSE: SMA), a leading owner and operator of self-storage facilities in the United States and Canada.
According to the Inside Self Storage Top-Operators List for 2024, SmartStop is the 10th largest owner and operator of self-storage properties in the U.S. based on number of properties, units and rentable square footage. As of the date of this Memorandum, SmartStop and its affiliates own or manage a portfolio of 229 properties in 23 states, the District of Columbia and Canada, comprising approximately 164,300 units and 18.4 million rentable square feet.
The Signatory Trustee is a wholly-owned subsidiary of Blue Door Holdco. The Asset Manager is a wholly-owned subsidiary of the Sponsor, Blue Door AM I, LLC, a Delaware limited liability company. The Sponsor was formed in June 2024 and is a wholly-owned subsidiary of SS Growth TRS III, Inc., a Delaware corporation and wholly owned subsidiary of the Operating Partnership. The TRS serves as the manager of the Sponsor and the Asset Manager. The Operating Partnership is a wholly-owned subsidiary of SSGT III, which is a private, non-traded REIT. SSGT III serves as the manager of the Signatory Trustee.
For more information, view the .
All details presented on this page are subordinate to and qualified entirely by the comprehensive information contained within the Sponsor's official Investment Documentation. The content displayed here remains incomplete and may be modified by the Sponsor without notice prior to closing. The Sponsor's Investment Documentation and related materials include critical details regarding investment goals, business strategies, potential risks, fees, costs, and additional material information that should be thoroughly evaluated before making any investment decision. The information presented on this page is insufficient for making informed investment choices.
This investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor's assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor's business plans ("Assumptions") will be true or that actual performance will bear any relation to Sponsor's Assumptions, and no guarantee or representation is made that Sponsor's Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Sponsor's Assumptions should not be relied upon as the primary basis for your decision to invest.
Sponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor's Investment Documents, which you should carefully review. A Sponsor is obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor's forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor's investment objectives, detailing Sponsor's anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor's forward-looking statements as a basis to invest.
Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor's Assumptions or forward-looking statements.
Any reference to historical performance does not indicate future results and should not be considered the primary factor in investment decisions.
Sponsor's securities offering will not be registered under the Securities Act of 1933, as amended (the "Securities Act"), in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act ("Private Placement"). In addition, the offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership interests) are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption. All Private Placements on the Platform are intended solely for "Accredited Investors," as that term is defined in Rule 501(a) under the Securities Act.
Nothing presented on this page constitutes investment advice (whether regarding specific securities or overall investment strategies), recommendations, offers to sell, or solicitations to purchase any security. Professional securities advice is strongly recommended to comprehend and evaluate the risks inherent in real estate or private placement investments.
Internal Revenue Code Section 1031 ("Section 1031") involves intricate tax principles, and tax implications may differ based on individual investor circumstances. Anchor1031, LLC and Quincy Wells Capital, LLC provide no representations or warranties regarding the tax consequences of your investment or whether the IRS will accept such tax treatment. Consultation with and reliance upon your personal tax advisor regarding tax implications specific to your situation is essential.
