G's Mini Storage

G's Mini Storage occupies two contiguous sites in Poteau, Oklahoma — county seat of LeFlore County — operating as a single facility under common ownership, management, and front-gate access. The Broadway site (2113 N. Broadway St., behind Dollar General) and the Coggins site (105 Coggins St., behind O'Reilly Auto Parts) together provide 385+ units of mixed product across the city's primary retail corridor. Poteau is located approximately 35 miles southwest of Fort Smith, Arkansas, with direct regional connectivity via US-59 and US-271. The city anchors a LeFlore County trade area of roughly 50,000 residents (2025 estimate) and serves as the commercial hub for the Ouachita Mountain foothills region. The local economy rests on a diversified employer base — Eastern Oklahoma Medical Center, Carl Albert State College, OK Foods, Old Castle Infrastructure, the Choctaw Nation of Oklahoma, Walmart, and Kiamichi Technology Center — spanning healthcare, education, food processing, infrastructure manufacturing, tribal government, and retail. The mix has supported stable population growth across LeFlore County over the last decade and provides a resilient demand floor through economic cycles. Storage demand drivers include high single-family homeownership (most stock without garage capacity), an active outdoor recreation economy (boating, hunting, ATV, lake property), seasonal turnover at Carl Albert State College, and a meaningful military/veteran population. Modern Class A and value-positioned Class B supply remains limited relative to comparable tertiary Oklahoma metros. The property's two-site footprint, including positioning behind two of the city's highest-traffic retail anchors (Dollar General and O'Reilly Auto Parts), captures visibility from both ends of the primary commercial corridor.Harmon Real Estate Company is pleased to present the exclusive offering of G's Mini Storage, a stabilized two-site self-storage portfolio totaling 385 units / approximately 54,820 net rentable square feet in Poteau, Oklahoma. The property operates as a single facility under unified branding, management, and front-gate access, with the 2113 N. Broadway St. site (~224 units, includes RV parking) and the 105 Coggins St. site (161 units, including all 23 climate-controlled units) positioned behind two of the city's highest-traffic retail anchors. The portfolio is operating at 87.6% physical / 88.5% economic occupancy with $193,282 of T-12 Normalized NOI and a defined, mechanical path to $260,000+ Year-2 stabilized NOI. The Coggins site contains the entire climate-controlled inventory (11 × 10x10 CC and 12 × 10x15 CC) — a long-tenured, high-demand product class per current ownership reporting. The Broadway site carries the heavier drive-up mix plus two RV/boat spaces. The core value-add thesis is unusually clear and operator-controllable: in-place rates sit 40-50% below national benchmarks for comparable Class B tertiary product. A disciplined ECRI rollout supports a ~24% weighted rate uplift, representing $75,300 of annualized gross revenue recapture before exhausting market headroom. Stabilized in-place occupancy provides cash flow during execution rather than requiring lease-up risk. Identified upside beyond rate optimization: current ownership has scoped a back-row expansion at the Coggins site (additional 10x20 units, set back from the perimeter fence) — providing a defined growth lane subject to engineering and entitlement diligence.