You're pre-qualified

DES Storage Income Fund 2

You qualified. Now here is what you are actually looking at — a private fund built by a 30-year operator, paying a fixed 12% annual dividend with a target of 19–29% IRR. Take a few minutes to review the details, then book a call when you are ready.

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Minimum investment

$50,000

Target return

19–29% IRR*

Fixed dividend

12% annual

Equity multiple target

2.5x–4x*

Fund life

6–8 years

Operator Co-Invests

20–25%
How it works

A fund that builds from the ground up and sells to institutional buyers — where the real returns are made.

The fund develops self-storage and small-bay office/warehouse flex space on identified, entitled sites — then leases up and sells stabilized, income-producing assets to institutional buyers at premium valuations. REITs need stabilized assets to grow but can't develop ground-up efficiently; DES fills that gap. The gap between what it costs to build and what an institutional buyer pays for a stabilized, income-producing property is where investor returns are generated.

01
Acquire

Entitled, development-ready sites from operator affiliates — no raw land risk.

02
Develop

In-house crews build below market cost, on shorter timelines.

03
Lease up

Dedicated lease-up team stabilizes occupancy and income.

04
Sell

Exit to institutional buyers at premium valuations, 3–4 yrs per property.

Where we're building

Six states. Twenty-five to thirty properties. All in markets where storage demand is outpacing supply.

Up to 25–30 properties across five states, concentrated in the fastest-growing U.S. metros where storage demand is outpacing supply.

Austin, TX
San Antonio, TX
Tampa, FL
North Carolina
South Carolina
Washington
How you get paid

A fixed dividend first, then a share of the upside.

First

12% fixed annual dividend (1% monthly), paid throughout the entire hold period, prorated by when you invest. Distributed each January.

Then

90% to investors / 10% to manager on all returns above the 12% fixed dividend. Additional distributions in the year each property sells.

Liquidity

Early redemption available after a 24-month holding period. No ongoing annual management fees. One-time 3.5% management fee on committed capital at close.

Take a closer look

Offering Documents

Income Fund 2 Summary

Access Document

Identified Properties

Access Document

PPM

Access Document

Investor Questionnaire

Access Document

Subscription Agreement(s)

New Investor - Individuals

Access Document

New Investor - Entities

Access Document

New Investor - IRA

Access Document

Wiring Instructions

Access Document
Take a closer look

Offering Documents

Income Fund 2 Summary

Access Document

Identified Properties

Access Document

PPM

Access Document

Investor Questionnaire

Access Document

Subscription Agreement(s)

New Investor - Individuals

Access Document

New Investor - Entities

Access Document

New Investor - IRA

Access Document

Wiring Instructions

Access Document
Who's running it

30+ years developing, stabilizing, and exiting. All in-house.

DES partners with AAA Storage LLC, developing self-storage since 1992.

95 projects exited · $450M+ total value · $125M returned to investors
6M sq ft developed, mostly from raw land · 3.3x avg equity multiple
62% cost-to-exit ratio — among the best project margins in the industry
Operator invests 20–25% of equity alongside you and guarantees all property-level debt
Book your call

Book a call to walk through the full opportunity.

A focused 20–30 minute conversation with our team. We will walk through the complete fund deck, answer your questions directly, and help you decide if this is the right fit. Pick a time below.

20–30 minutes

A focused conversation, not a hard sell.

The full fund, walked through live

Deck, numbers, and return structure in detail.

Your questions, answered

No obligation to invest, ever.

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.