Operator-led, not fund-managed
Every deal is sourced, operated, and managed by the same team.
Journey.DirectSGF11 · Springfield, MO MSA
Invest alongside the operator.
Not through a fund. Not through a REIT. Directly, in an eleven-facility, 3,766-space portfolio across the Springfield MSA. Springfield isn’t just another market to us… it’s home.
- $20.1M
- Equity raise
- 22.15%
- Projected LP IRR
- 2.30x
- LP equity multiple
- $72.50
- Per NRSF purchase
- 5yrs
- Hold +/−
Important · please read
Before you act on this.
01General
This contains privileged and confidential information and unauthorized use of this information in any manner is strictly prohibited. This is for informational purposes and not intended to be a general solicitation or a securities offering of any kind. The information contained herein is from sources believed to be reliable, however no representation by JOURNEY.DIRECT™ (“JD”), nor by JOURNEY.STORAGE™ (“JS”), either expressed or implied, is made as to the accuracy of any information and all investors should conduct their own research to determine the accuracy of any statements made.
Neither JD (nor JS), nor their representatives, officers, employees, affiliates, sub-contractors or vendors provide tax, legal or investment advice. Nothing in this document is intended to be or should be construed as such advice. The SEC has not passed upon the merits of or given its approval to the securities, the terms of the offering, or the accuracy or completeness of any offering materials.
02Forward-looking statements
Potential investors and other readers are also cautioned that these forward-looking statements are predictions only based on current information, assumptions and expectations that are inherently subject to risks and uncertainties that could cause future events or results to differ materially from those set forth or implied by such forward-looking statements. These forward-looking statements can be identified by the use of forward-looking terminology, such as “may,” “will,” “seek,” “should,” “expect,” “anticipate,” “project,” “estimate,” “intend,” “continue,” or “believe” or the negatives thereof or other variations thereon or comparable terminology.
This further contains several future financial projections and forecasts. These estimated projections are based on numerous assumptions and hypothetical scenarios and JD (and JS) explicitly make no representation or warranty of any kind with respect to any financial projection or forecast.
03Past performance
Past performance does not guarantee future results. Current performance may be lower or higher than the performance data presented. All return examples provided are based on assumptions and expectations in light of currently available information, industry trends and comparisons to competitors’ financials. Therefore, actual performance may, and most likely will, substantially differ from these projections and no guarantee is presented or implied as to the accuracy of specific forecasts, projections or predictive statements contained herein. JD (and JS) further make no representations or warranties that any investor will, or is likely to, achieve profits similar to those shown herein.
Journey.Direct · Dallas, TX
Privileged & Confidential · Q3 2026
Property 01 of 11 · Springfield, MO
N. State Hwy H
Recently expanded with new drive-up and climate-controlled spaces. Refreshed hardscapes throughout.
Aerial
Drive-up units
Recent expansion
Recent expansion240
Spaces
27,582
NRSF
12
Buildings
1.9
Acres
86.2%
Occupied
$88.5k
Avg. HHI
1,046
Resi. units in development · 5 mi
Property 02 of 11 · Springfield, MO
S. Golden Ave.
Hardscapes partially recently refreshed. Well-kept facility in the growing southwest corner of Springfield.
250
Spaces
47,446
NRSF
6
Buildings
3.9
Acres
84.8%
Occupied
$80.2k
Avg. HHI
1,985
Resi. units in development · 5 mi
Property 03 of 11 · Springfield, MO
S. Scenic Ave.
The portfolio’s largest asset, in active lease-up. Recently expanded with new drive-up and climate-controlled spaces; hardscapes refreshed throughout.
610
Spaces
82,625
NRSF
9
Buildings
6.7
Acres
76.7%
Occupied · Lease-up
$80k
Avg. HHI
1,387
Resi. units in development · 5 mi
Property 04 of 11 · Springfield, MO
E. Farm Rd. 94
Recently expanded with new drive-up and climate-controlled spaces. New office concept recently installed.
255
Spaces
62,310
NRSF
6
Buildings
5.4
Acres
87.1%
Occupied
$95.7k
Avg. HHI
422
Resi. units in development · 5 mi
Property 05 of 11 · Billings / Republic / Brookline, MO
White Rock Rd.
Recently expanded with new climate-controlled spaces. Retail/office suites provide upside potential.
392
Spaces
85,908
NRSF
10
Buildings
6
Acres
66.6%
Occupied
$108k
Avg. HHI
Republic, MO
Next suburb to see its growth
Property 06 of 11 · Billings / Republic / Brookline, MO
W. North St.
Recently expanded with new drive-up spaces. Surrounded by single and multi-family residential housing.
384
Spaces
56,525
NRSF
12
Buildings
4.7
Acres
64.1%
Occupied
$91.7k
Avg. HHI
682
Resi. units in development · 5 mi
Property 07 of 11 · Billings / Republic / Brookline, MO
US-60
Recently expanded with new drive-up spaces. Brand new gate and fencing. Growth in every direction.
246
Spaces
37,304
NRSF
12
Buildings
3.5
Acres
69.1%
Occupied
$93k
Avg. HHI
868
Resi. units in development · 5 mi
Property 08 of 11 · Nixa / Ozark, MO
N. State Hwy CC
Recently expanded with new enclosed boat & RV spaces. Extremely well maintained throughout.
372
Spaces
63,425
NRSF
8
Buildings
4.8
Acres
86.6%
Occupied
$110.5k
Avg. HHI
1,725
Resi. units in development · 5 mi
Property 09 of 11 · Nixa / Ozark, MO
Kathryn St.
Recently upgraded with new roll-up doors on the larger spaces. Located across from a major shopping hub.
327
Spaces
61,960
NRSF
16
Buildings
4.1
Acres
85.3%
Occupied
$105.3k
Avg. HHI
1,672
Resi. units in development · 5 mi
Property 10 of 11 · Nixa / Ozark, MO
N. 40th St.
Recently expanded with new drive-up and climate-controlled spaces. Located between Nixa and Ozark.
320
Spaces
61,545
NRSF
9
Buildings
6.7
Acres
88.4%
Occupied
$105.5k
Avg. HHI
1,616
Resi. units in development · 5 mi
Property 11 of 11 · Nixa / Ozark, MO
E. South St.
Adaptive-reuse climate-controlled conversion, recently expanded with 89 new drive-up gated spaces.
370
Spaces
48,086
NRSF
4
Buildings
3.1
Acres
83.5%
Occupied
$104.5k
Avg. HHI
1,407
Resi. units in development · 5 mi
Local market · overview
Springfield, Missouri.
500K+
MSA residents
2026
14%+
Population growth
Nixa / Ozark
Demand drivers
- Republic has become a powerhouse logistics and manufacturing corridor, anchored by a new Amazon fulfillment center.
- The MSA is insulated from single-industry risk: a healthcare hub, and HQs for O’Reilly Auto Parts (Fortune 500), Bass Pro Shops, Jack Henry & Associates and Forvis Mazars (8th largest U.S. CPA firm).
- A central U.S. location anchors industrial giants like Prime Inc., 3M, Kraft Heinz and John Deere Remanufacturing.
- Missouri State, Drury and Evangel bring 40,000+ students: a steady pipeline of talent, renters and consumers.
- Net absorption outpaces completions; market-wide occupancy near 95%, top-tier nationally for rent growth and stabilization.
Quality of life
- Cost of living well below the national average; suburban renting and homeownership at a fraction of Dallas, KC or St. Louis pricing.
- Nixa and Ozark Public Schools are perennial state heavyweights, magnets for young families planting roots.
- “Gateway to the Ozarks”: James River, Table Rock Lake, Lake Taneycomo, hundreds of miles of trails, plus Bass Pro National HQ and Wonders of Wildlife drawing millions of annual visitors.
Competition analysis · 12 competitors
Ozark / Nixa
Grades rate the facility and its website separately. Across the MSA the pattern repeats: waitlists, sold-out sizes and no way to rent online.
2A4B4C2D/F
| Grade | Facility | Web | Note |
|---|---|---|---|
| D | Nixa Mini Storage | B- | Older, run-down facility |
| B+ | Austin U-Store – Nixa | D- | No pricing · no online rentals |
| B- | Self Storage of Nixa | B- | Only 2 sizes available |
| A | Elite Storage Centers | B- | Sold out on many standard sizes |
| A | ClimaStore24 | F | Nice facility · website non-functional |
| C- | Mid-Town Storage of Nixa | B+ | No vacancy · waitlist on every size |
| B+ | Silverback Storage – Nixa | B+ | Waitlist on several sizes |
| D | AAA Storage Village – Nixa | B- | Very rough facility · 2 sizes left |
| C- | Heartland Storage | B+ | Only a handful of units left |
| C- | Ozark Hilltop Storage | B- | No vacancy · no CC units |
| C- | Heartland Storage #2 | B+ | Only 2 sizes left · no CC units |
| B+ | Highway 14 Lock & Storage | B- | No CC · waiting list on large DU units |
JourneyABCD/F
Sampling of the most relevant competitors, not exhaustive. CC = climate-controlled · DU = drive-up · NCC = non-climate-controlled.
Competition analysis · 9 competitors
SW Springfield
Grades rate the facility and its website separately. Across the MSA the pattern repeats: waitlists, sold-out sizes and no way to rent online.
3A6B0C0D/F
| Grade | Facility | Web | Note |
|---|---|---|---|
| A | My Storage #1 | D- | No online rentals |
| A | StorageMart | B+ | Only CC |
| B- | A-1 West Self Storage | D- | No online rentals (nor pricing) |
| B- | Battlefield Storage | D- | No online rentals |
| B- | My Storage #2 | D- | No online rentals |
| B+ | My Storage #3 | D- | No online rentals |
| B+ | Backwoods Storage | B+ | Only 10x15s available |
| B- | Golden Hills Mini Storage | B- | Shows “Temporarily Closed” on Google |
| A- | James River Boat & RV | D+ | Only a handful of units left |
JourneyABCD/F
Sampling of the most relevant competitors, not exhaustive. CC = climate-controlled · DU = drive-up · NCC = non-climate-controlled.
Competition analysis · 9 competitors
NE Springfield
Grades rate the facility and its website separately. Across the MSA the pattern repeats: waitlists, sold-out sizes and no way to rent online.
2A5B2C0D/F
| Grade | Facility | Web | Note |
|---|---|---|---|
| C- | Classic Storage | B- | Waiting list on all but one size |
| B- | Storage Sense | A- | Waiting list or 1 left on most sizes |
| A | Keystone Storage | B- | No vacancy · website blocked |
| B+ | Glenstone & 44 Storage | B- | No vacancy |
| B+ | Eastway Storage Center | C- | Waiting lists · no online rentals |
| B- | North National Mini-Storage | D- | 1x 10x20 left · no online rentals |
| A | StorageMart | B+ | All DU NCC are sold out |
| C+ | StorageMart | B+ | Many sizes sold out or only 1 left |
| B+ | U-Haul | B- | Highest prices in town |
JourneyABCD/F
Sampling of the most relevant competitors, not exhaustive. CC = climate-controlled · DU = drive-up · NCC = non-climate-controlled.
Competition analysis · 12 competitors
Brookline / Republic / Billings
Grades rate the facility and its website separately. Across the MSA the pattern repeats: waitlists, sold-out sizes and no way to rent online.
3A4B4C1D/F
| Grade | Facility | Web | Note |
|---|---|---|---|
| D | Republic Mini Storage | F | No website |
| A | Keystone Storage III | B- | Only 5 sizes available |
| B- | All About Storage | B- | Waiting list on several sizes |
| A | James River Boat & RV | B- | Only extra large units |
| C- | ABC Mini Storage Republic | D- | No online rentals |
| C+ | A Place to Store | F | No website |
| C- | Bee’s Self Storage | D+ | Low quality / cost approach |
| B- | Royal State Storage #1 | B- | No vacancy |
| B- | RepMo Storage | C+ | Low quality / cost approach |
| B+ | Royal State Storage #2 | B- | Only 1 left on 10x10s (CC & DU) |
| C- | Haseltine Mini Storage | B- | Shows “Temporarily Closed” on Google |
| A | Storage Zone | B+ | No vacancy in the larger units |
JourneyABCD/F
Sampling of the most relevant competitors, not exhaustive. CC = climate-controlled · DU = drive-up · NCC = non-climate-controlled.
The business plan
Three moves to stabilized.
Occupancy up, rate up, expenses down. Operational value, not market timing: the NOI grows by $1.87M over 60 months.
01
Add ancillary revenue
Implement additional ancillary revenue sources, increasing topline revenue by ~$70k per year, immediately.
02
Fill the spaces
Increase occupancy from 79.1% to ~88%, stabilizing in Year 3.
03
Grow in-place revenue
From $0.669 to $0.956 per SF per month through calculated ECRIs (existing customer rate increases) over the hold.
The results
- EGI (effective gross income) grows from $4.66M in Year 1 to $6.87M by Year 5.
- OpEx driven down to a healthy ratio through refined operations and our technology stack: ~38% today to ~30%.
+$32.6M
In value created
NOI grows by $1.87M over 60 months, capitalized at a 5.75% exit cap.
The operator
What “the operator” actually means.
Journey sources, acquires, operates, markets and reports on its own assets. There is no third-party manager between you and the building — the team that underwrote SGF11 is the team that will run it.
30
Projects
27 markets · 6 states
1.1M
Net rentable SF
7,948 spaces
$88.3M
Project cost invested
Total across the portfolio
$50.8M
Value created over cost
Achieved plus proforma stabilized
Every function in-house
Acquisitions, construction management, revenue and marketing, smart-entry technology, collections and investor reporting all sit with the same team, under the JOURNEY.STORAGE™ brand. Nothing is handed to a third-party manager, so nothing is anyone else’s priority.
Underwritten to a spread, proven through lease-up
The portfolio averages an 11.7% yield on cost against a 6.2% exit cap — roughly 550 basis points created before any market movement. Occupancy across the portfolio has moved from 16.6% to 83.7%, including assets taken on with no tenants at all, so a new building is familiar ground rather than a first attempt.
Jonah M. Hall
Co-founder & CEO
A decade in the industry across acquisitions, development, construction, capital raising and facility operations. Runs point directly and built the teams and systems around it.
Lyvia Hall
Co-founder & President
12+ years overseeing complex structures spanning 50+ entities: financial execution, treasury, tax strategy, investor reporting and lender relations.
Portfolio figures as of Q3 2026 and include achieved and proforma stabilized values: 18 assets stabilized, 8 in lease-up, 4 sold. Past performance is not indicative of future results.
Further information
Space to move on.
Documents on request. Reach Jonah directly with questions about SGF11 or the platform.
Journey.Direct™ · SGF11 · Springfield, MissouriPrivileged & Confidential · Dallas, TX · Q3 2026