A convenient, secure, and pleasant home
for your prized possessions.
Cane Island Boat and RV Storage, a full-service, high-end boat, RV, and self-storage facility purpose-built along 245 feet of the back side of the Cane Island community in Katy, Texas.
The industry leader in boat and RV storage for the Katy corridor.
An LLC owned and operated by Justin Pressler and partner
Cane Island Boat and RV Storage is a service-oriented, high-end storage business built for the booming Katy, Waller, and Hockley market of Northwest Houston. Concrete base structures, asphalt drives throughout, steel-framed enclosed units with full build-outs, and amenities that homeowners actually notice.
Through a continuous commitment to quality service, thoughtful amenities, and real security, our goal is simple: to provide a convenient, secure, and pleasant storage experience for the residents entrusting us with their prized possessions.
Right where Katy is growing.
The property runs 245 feet along the back side of the Cane Island community. It sits 3.2 miles north of I-10 and Buc-ee's, and 6.4 miles west of the Grand Parkway, a short drive from the local RV repair dealer, and surrounded by deed-restricted neighborhoods that keep demand strong year-round.
Everything you'd build if you were storing your own.
The kind of details that only reveal themselves once you're back from a trip at 11pm and need to rinse, dump, and lock up before dinner.
Fenced perimeter
Full perimeter fencing topped with barbed wire and monitored access points.
Automatic gates
Keypad and remote entry with individual tenant codes and access logs.
Security cameras
24/7 surveillance across drives, bays, and every gate.
24-hour access
Come and go on your schedule — early launches, late returns, no exceptions.
Electricity in units
Powered enclosed bays for battery tenders, tools, and interior lighting.
Fresh water & dump
RV dump station, potable water fill, and organized utility bays.
Air & wash stations
Air compressor, wash bays, and cleaning supplies for a proper rinse-down.
On-call technician
On-site RV and boat service technician available by appointment.
On-site detailing
Detailing and RV hookup supplies — leave with it ready to roll.
Straightforward monthly pricing, benchmarked to the Katy market.
Rates below reflect the Katy / NW Houston area average for each unit type. We hold at or just under that average — a better facility, not a bigger bill. Month-to-month, no lease-year games.
Trailers, work trucks, budget boats
Request availabilityBoats & mid-size RVs needing shade
Request availabilitySki boats, small campers, jet skis
Request availabilityWake boats, travel trailers
Request availabilityClass A motorhomes, toy haulers
Request availabilityFull-size Class A + tow vehicle
Request availabilitySeasonal gear, small items
Request availabilityBoxes, sports equipment
Request availabilityOne-bedroom's worth of goods
Request availabilityMulti-room household storage
Request availabilityMonth-to-month · No long-term lease · Discounts for prepaid annual terms.Area averages sourced from SpareFoot, StorageCafe, and Neighbor.com listings for 77493 / 77494 (2026).
Request availabilityA clear step up from what the corridor has today.
Existing storage yards in the Cypress, Tomball, Waller, and Hockley area sit at roughly 78 percent capacity with 6-to-12-month waitlists, yet quality has barely moved. We took the features those facilities are missing and made them standard here.
Cleaner property
Concrete pads, maintained landscaping, and staff who actually walk the lot.
Real security
Full fencing with barbed wire, monitored cameras, coded gate access, and lighting on every drive.
On-site service
An RV and boat technician available by appointment, not a phone tree in another state.
Room to grow
Newly built inventory in a market where local options are consistently near capacity.
Built for Katy's next decade, not its last.
The Northwest Houston corridor has grown 81.6 percent over the past decade, with another 47 percent of growth projected over the next five years. Deed-restricted, high-end communities keep filling in around the property, and existing storage inventory can't keep up.
Growth and competitor figures are drawn from the Cane Island Boat and RV Storage business plan and publicly reported Northwest Houston market data.
A high-margin, real-asset play in one of Texas's fastest-growing corridors.
Cane Island Boat & RV Storage combines premium boat/RV parking, enclosed drive-thru bays, and traditional self-storage on a single, high-visibility parcel behind one of Katy's top-tier master-planned communities. We're inviting a small group of aligned partners to participate in the initial capitalization.
Why this market
- 81.6% corridor population growth over the past decade
- 47% further growth projected over the next 5 years
- Competing storage yards sit at ~78% capacity
- 6–12 month waitlists across nearby facilities
Why this asset
- 245 ft frontage on the back side of Cane Island
- 3.2 mi north of I-10 / Buc-ee's, 6.4 mi west of the Grand Parkway
- Surrounded by deed-restricted, high-income communities
- Boat, RV, and self-storage on one parcel — three demand curves
Why the numbers work
- Priced at or under Katy market average — with a better product
- Projected stabilized occupancy > 92% based on comps
- Target stabilized cap rate of 8–9% on cost
- Month-to-month leases with pricing power on renewal
Structured for aligned, patient capital.
Sponsor is co-invested. Distributions monthly after stabilization. Full PPM, financial model, and site plan available under NDA.
From waitlist to first distribution.
Drag the marker (or press play) to walk through the 18-month path from grand opening to stabilization. Occupancy, unit count, and status update in real time — hover the phases below the track for detail.
Waitlisted households from nearby facilities convert first. Enclosed and covered units fill fastest.
- Step 1 · M0–2Grand-opening wave
- Step 2 · M2–6Waitlist conversion
- Step 3 · M6–12Organic fill-in
- Step 4 · M12–15Approach stabilization
- Step 5 · M15–18Stabilized · first distribution
Illustrative only. Lease-up pace, break-even occupancy, stabilization timing, and first distribution are targets based on current underwriting; actual results will vary and are governed by the PPM.
Under the hoodDeal assumptions & key risks, in plain English.How we sourced the 6–12 month waitlist figure, how pricing was set, what occupancy we're underwriting to, and what could go wrong.
In plain English: nearly every reputable boat and RV storage facility along the Katy–Cypress–Tomball corridor is full, with an average posted or phone-quoted wait of 6 to 12 months for enclosed and covered spaces. The figure was compiled by calling and site-visiting a rotating basket of the closest 8–12 competing facilities within a ~15-mile radius and averaging their current wait times for our comparable unit sizes. It's not a marketing number — it's what a Katy homeowner shopping today actually hears when they pick up the phone.
We anchor each unit type to the current Katy / 77493–77494 area average — pulled from SpareFoot, StorageCafe, and Neighbor.com listings and cross-checked against local boat/RV facilities — then hold our published rate at or just below that average. The goal is intentional: deliver a materially better product (enclosed, powered, wash bay, on-call tech) at a fair-market price, rather than trying to skim a premium in year one. Underwriting assumes conservative annual increases and month-to-month leases that let us mark rents to market as new supply lags demand.
- Lease-up window12–18 months from opening
- Stabilized occupancy92% (vs. ~78% at competitors)
- Break-even occupancyModeled at ~62%
- Sensitivity tested to75% stabilized (still cash-flow positive)
In plain English: we don't need to be full to make money. If we lease up more slowly than modeled or the market softens, the project still services debt and covers operating costs well before hitting our target 92% number.
Steel, concrete, and labor prices can move against us. We carry a construction contingency, but a materially over-budget or delayed build compresses returns and pushes first distributions out.
If it takes longer than 12–18 months to reach stabilization, the preferred return continues to accrue but cash distributions to LPs start later.
A well-capitalized competitor could break ground nearby. Our answer is a genuinely premium, first-in product with a real service model — harder to copy than a gravel lot.
Debt is sized conservatively, but a higher-for-longer rate environment could delay an optional year-3 refi and push the exit later in the hold.
Gulf Coast property carries hurricane, hail, and flood exposure. We carry full replacement-cost coverage and site above the local flood plain, but premiums can rise.
LP interests are private and not freely transferable. Plan on committed capital being tied up for the full 5–7 year hold.
This panel is a plain-English summary and is not exhaustive. Complete risk factors, underwriting assumptions, and financial projections — including any that conflict with what's summarized here — are set out in full in the Private Placement Memorandum, which governs.
This page is for informational purposes only and does not constitute an offer to sell or a solicitation of an offer to buy any security. Any offering will be made only pursuant to definitive offering documents, including a Private Placement Memorandum, and only to qualified investors. Projected returns are targets, not guarantees, and past performance is not indicative of future results.
Answers to what most investors ask first.
What returns are you targeting?
How does the preferred return and waterfall work?
When can I expect my first distribution?
What documents will I need to sign?
Do I have to be an accredited investor?
What is the minimum investment and how do I fund?
How are taxes and K-1s handled?
How is my investment protected on the downside?
FAQ answers are summaries for convenience only. In every case, the terms of the actual offering — including returns, structure, timing, and risks — are governed exclusively by the PPM, Operating Agreement, and Subscription Agreement.
Locally operated. Actually reachable.
We keep hours that fit Katy's schedule — real people at the office during the week, weekend coverage for the busy season, and on-site service when you need it. Everything is month-to-month; nothing is upsold.
A local business, opening loud on purpose.
We're partnering with area RV and boat dealers, running geo-fenced campaigns across the Cane Island corridor, and showing up in the neighborhoods we serve. Grand opening season will be built around the people who already live here.
Reserve early. Ask anything.
Send us a note about what you drive and how you use it — we'll match you to the right unit and walk you through availability, pricing, and access.