30+ years operating
Institutional-grade

Earn a Fixed 12% Annual Dividend from Private Real Estate.

A private fund backed by 30 years of operator experience, targeting 19–29% IRR. Open to accredited investors with a $50,000 minimum.

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12%

Fixed Annual Dividend

19–29%*

Target IRR

125M

Returned to investors

$450M+

Total Value Exited

2.5-4x

Equity Multiple Traget

THE OPPORTUNITY

A real estate asset class that held up through 2008, COVID, and every downturn in between.

Self-storage has quietly outperformed nearly every other real estate sector for three decades. DES builds it from the ground up, then sells stabilized assets to institutional buyers.

Why Self-Storage

One of real estate's most resilient sectors. It held occupancy through the 2008 downturn, maintained 90%+ national occupancy through COVID, and has averaged 17.4% annual returns since 1994.

What the Fund Does

Builds self-storage and flex space from the ground up, then sells stabilized assets to institutional buyers. Investors benefit from the spread between development cost and exit price.

What Investors Get

A fixed 12% annual dividend through the hold period, plus additional distributions when each property sells.

133%

Facility value growth, past decade

90%+

National occupancy rate

Avg 17.4%

Sector returns since 1994.

Why this operator

Three decades of building, stabilizing, and selling. All in-house.

DES partners with AAA Storage LLC · operating since 1992

95 projects exited across 30+ years of operation
$125M returned to investors to date
62% cost-to-exit ratio — among the best project margins in the industry
Operator invests 20–25% of total capital alongside investors
"We develop from raw land, manage construction in-house, and sell to institutional buyers. No middlemen eroding investor returns."
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Securities offered through our partners are only suitable for Accredited Investors, who are familiar with and willing to accept the high risk associated with private investments. Prospective investors should not construe the contents of this website as legal, tax, investment or other advice. All prospective investors are strongly advised to consult with their own tax, legal and financial advisors.
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*Equity Multiple: Represents the total cash distributed divided by the total equity contributed. It indicates how many times an investor's capital is returned over the life of the investment. This figure is a projection based on current underwriting assumptions and does not guarantee future results.
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*Internal Rate of Return (IRR): The annualized effective compounded return rate that makes the net present value of all cash flows equal to zero. IRR calculations assume the reinvestment of interim cash flows at the same rate and are sensitive to the timing of distributions. Past performance and projected IRRs are not indicative of future results.