The Future of Flexible Industrial & Contractor Space
Industrial-Grade Access. Self-Storage Flexibility.
Purpose-Built. Low-OPEX. High-Margin.
Designed specifically for trade services, not just boxed inventory.
The Industrial Market Gap
Small businesses are stuck between two flawed extremes. MegaBays is the purpose-built hybrid solution.
Traditional Self-Storage
Too Small & Inadequate
- ✗ 100-300 sq ft units
- ✗ Restrictive operational use
- ✗ Low clearance, inadequate for equipment
MegaBays: The Hybrid
The Perfect Fit
- ✓ 1,000 sq ft Average Units
- ✓ Month-to-Month Flexibility
- ✓ Industrial Flex/Staging Allowed
Small-Bay Industrial
Too Big & Restrictive
- ✗ 2,000-5,000+ sq ft minimum
- ✗ Restrictive 2-5 Year NNN Leases
- ✗ High capital outlay and risk
The MegaBays Concept
Industrial Utility, Storage Simplicity
MegaBays bridges the critical gap between inadequate self-storage and restrictive traditional industrial leases, providing the perfect operational basecamp for contractors and small businesses.
Our Standard Unit Offering:
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Spacious & Accessible: Average 1,000 sq ft (20'x50') unit dimensions.
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Vehicle/Equipment Ready: 12'x14' powered roll-up door for easy drive-in access.
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Convenient Entry: Separate side steel pedestrian door.
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Protected Storage: Fully climate-controlled interiors.
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Efficient & Secure: Interior motion sensor lights.
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Basic Power: One 15-amp outlet for small needs (e.g., battery charging, limited tool use).
Important Usage Guidelines
MegaBays units are designed and zoned specifically for storage and logistical support, not continuous human occupancy or public-facing business operations.
- Permitted Use: Storing inventory, equipment, vehicles; staging materials for off-site jobs. You can use our units to support your business.
- Prohibited Use: Operating a retail store, customer-facing office, active workshop, or any business where customers/employees are regularly present. You cannot use it as your primary business location.
- Why? Restrictions are due to zoning regulations, liability/insurance limitations, safety codes (units lack required restrooms, specific fire exits, ADA compliance, etc.), and practicality – these robust shells are built for goods, not people.
Operational Efficiency
The Low-OPEX Advantage: Remote Operations
Our technology-first approach eliminates the largest cost center of traditional storage – on-site payroll – enabling significantly higher profit margins.
100% Online Experience
Tenants find units via online marketing, view visuals, sign leases electronically, and make payments online – zero staff interaction required.
Seamless App-Based Access
Upon lease execution and payment, tenants instantly gain access to gates, garage doors, and pedestrian doors via a secure mobile app.
Automated Control & M/M Leases
Third-party software enables remote electronic lockouts for delinquency. Our simple Month-to-Month Gross Leases offer predictability, unlike complex NNN industrial terms.
Physical site visits are minimal, typically limited to scheduled vendor appointments for occasional repairs (units, locks, gates), landscaping, and unit turnover checks/walk-outs (batched weekly or as needed).
Identifying the False Competition
While companies like WareSpace and ReadySpaces offer flexible leases, their product design fundamentally prevents them from serving the trade services market.
The "Warehouse Conversion" Flaw
Competitors typically lease large, existing industrial buildings and partition them with drywall into smaller units (500 to 5,000 sq ft). This approach creates a fundamentally inferior product for contractors.
Inadequate for Trade Services
- ✗ No Direct Vehicle Access: Units are accessed via narrow interior hallways, not roll-up doors, making it impossible to store, service, or load vehicles and large equipment.
- ✗ Box Storage Mindset: The layout is geared toward traditional warehouse users storing racked boxes or inventory, not contractors using their space as a dynamic operational base.
- ✗ Lower Ceiling Heights: Existing building conversions often lack the high clear heights necessary for modern contractor equipment and vertical storage.
Market Opportunity
Target Market Corridors: DFW's Explosive Growth
Our pilot strategy focuses on two high-growth corridors in the DFW Metroplex, leveraging both unprecedented residential expansion and high-income demand. Zoom and pan the maps below to explore the target areas.
1. Kaufman County: The Growth Corridor
The area surrounding Crandall and Forney is the epicenter of residential expansion, driven by affordability and easy access to Dallas via I-20/US-175. This corridor currently lacks purpose-built, flexible industrial space, leading to immense pent-up demand.
- Growth Rate: Ranked the #1 fastest-growing county in the US.
- Demand Driver: New housing developments require instant, local support from plumbers, electricians, landscapers, and HVAC contractors.
- Site Strategy: Targeting land sites adjacent to major logistical routes (I-20 and US-175) for optimal contractor access.
2. Parker County: The High-End Corridor
Communities like Aledo and Weatherford are attracting high-income residents building custom homes along the I-20 corridor west of Fort Worth. This drives specialized, high-margin demand for premium trade services that require clean, secure staging and storage.
- Wealth Driver: Focus on high-end, custom home builders and luxury service providers.
- Demand Driver: Contractors servicing this market prioritize quality facilities over pure cost savings.
- Site Strategy: Targeting high-visibility locations along major transit arteries (I-20) leading into the affluent suburban nodes.
Market Opportunity Breakdown
TAM: Total Addressable Market
$20 Billion+The estimated nationwide potential for the flexible industrial-to-storage gap. (Source: Major CRE Firm National Industrial Outlook)
SAM: Serviceable Available Market
$2.5 BillionThe realistic market size in Texas (DFW, Austin, Houston) achievable through scalable, multi-location expansion (Years 3-7). (Source: DFW Business News)
SOM: Serviceable Obtainable Market
$125 MillionThe immediate revenue target from the first 5-8 fully stabilized DFW locations (Years 1-4). (Source: JLL DFW Industrial Report)
Development Plan
Phased Rollout Strategy
Our plan focuses on proving the model locally before rapid expansion across Texas and beyond, minimizing initial risk and maximizing scalability.
Phase I: Pilot (Years 1-2)
Stabilize 1-2 locations in Kaufman/Parker County to 90%+ occupancy, proving demand and refining remote operations.
Phase II: DFW Domination (Years 3-4)
Leverage pilot success to secure portfolio financing and develop 5-8 new locations across DFW's key growth corridors.
Phase III: Regional Expansion (Year 5+)
Scale the proven model to dozens of locations in Texas metros (Austin, Houston, San Antonio) and potentially neighboring states.
Financial Overview & The Ask
Projections for a 50-unit, 50,000 sq ft Phase I development. Interact with the model below.
Current Status: We are actively engaged with commercial real estate brokers specializing in both the Kaufman County and Parker County corridors. Several promising off-market and listed locations meeting our criteria have been identified, and we anticipate submitting Letters of Intent (LOIs) in the near term.
Market Validation: Concurrent with site selection, we have conducted preliminary market surveys targeting neighboring HOAs, local businesses (potential tenants), and homeowners in the immediate vicinity of potential sites. These surveys aim to confirm demand, gauge acceptance of our projected monthly rental rates, and understand community expectations.
A New Asset Class: The "Micro-Warehouse"
Our facility provides a brand new, secure, and comfortable alternative to both traditional self-storage and older Small Bay Industrial (SBI) properties. We are delivering a true "micro-warehouse" solution, which is in very high demand from small businesses, contractors, e-commerce operators, and consumers with high-value assets.
Financial Model: Rental Rate Assumptions
Our financial model incorporates a wide rental scale to account for various unit sizes and future locations, with market potential ranging from $900 to $1,900 per unit, per month.
For the initial project in Crandall, TX, our pro-forma is based on a conservative, achievable average rent of:
Crandall (Pro-Forma): $1,250 / month
This conservative figure allows us to under-promise on initial projections, creating a strong position to over-perform as we lease up the facility and establish the premium market rate in the area.
Adjust Key Assumptions:
Projected Results (Auto-Updating):
Unlevered Metrics (Deal Quality)
Yield on Cost (YOC)
--%
Development Spread
--%
Dev. Profit ($)
$--K
Dev. Margin (%)
--%
Stabilized Value (Y2)
$ -- M
Levered Metrics (Investor Return)
Total Equity Required
$ -- M
Cash-on-Cash (Yr 1)
--%
Est. IRR (5-Year Hold)
~19.5%*
*IRR shown is a fixed estimate based on default inputs ($1250 Rent, 6.5% Rate, etc.); actual IRR varies with inputs.
The Ask: ~$1.67 Million
(Total Project Cost: ~$5.56 Million)
Sponsor Compensation & Alignment
Barron Capital, LLC, as the Sponsor/General Partner, earns compensation through industry-standard fees for active management and a promoted interest aligned with investor success. This structure ensures our focus is on maximizing returns for all partners.
Development Fee
A one-time fee estimated at 6% of Total Project Cost for sourcing, entitling, and managing the development through stabilization.
Property Management Fee
An ongoing fee of 9% of Effective Gross Income (EGI), reflecting the hands-on, remote management model which replaces traditional on-site staff costs.
Asset Management Fee
An ongoing fee of 2% of Effective Gross Income (EGI) for strategic oversight, financial management, and investor reporting.
Promoted Interest (Aligned Upside)
Barron Capital receives a promoted interest (a disproportionate share of profits) only after investors have received:
1) 100% Return of their initial capital, and
2) An 8% cumulative preferred return on their investment.
Thereafter, profits are split via a tiered structure designed to strongly incentivize outperformance and maximize returns for all partners (e.g., higher GP share above defined IRR hurdles). Full details are available in the Private Placement Memorandum.
The Path to Premium Valuation
Your investment funds the Phase I Pilot Location. The exit strategy is focused on scaling to create a portfolio that maximizes institutional interest.
The Exit Goal (5-7 Years)
Achieve strategic acquisition by bundling 25+ stabilized locations into a single, institutional-grade portfolio that commands a premium valuation from Private Equity or Specialized REITs.
Valuation Driver
Superior NOI margins (targeting 75% achievable with our remote model) will command a premium valuation because institutional buyers pay more for proven, high-margin, scalable operations.