Blue Door II Self-Storage Portfolio
Legal trust name Blue Door Property II, DST
Offering size$64.8M
Asset typeSelf-Storage
LocationOrlando, FL
FinancingAll cash
Regulation D exemptionRule 506(c)
Sponsor-reported potential 721/UPREIT exitNo
First filedAug 4, 2025
Last filedAug 4, 2025
Minimum$25k
DST interests are illiquid private securities. You may lose some or all of your investment. Distributions, tax treatment, and exit timing are not guaranteed. Review the current Private Placement Memorandum before investing.
Blue Door II Self-Storage Portfolio (Blue Door Property II, DST) is a Delaware statutory trust sponsored by Blue Door AM I, LLC, an indirect subsidiary of Strategic Storage Growth Trust III and an affiliate of SmartStop Self Storage REIT. It holds three stabilized, debt-free SmartStop-branded self-storage facilities in Orlando, Florida; Corinth, Texas; and Pasadena, Texas, totaling roughly 301,000 square feet with 2,281 storage units and about 98 vehicle and RV spaces. Aggregate occupancy at offering was approximately 91.2%. The facilities were acquired without mortgage debt, and an August 2025 Form D reported a $64,766,336 offering.
All-cash/debt-free (0% LTV); 506(c); sponsor = SSGT III sub, SmartStop (NYSE:SMA) affiliate; launched 7/15/25
2,290 units / ~301k NRSF (Orlando 680u/97.3k SF; Pasadena TX 840u/106.6k SF; Corinth TX 770u/97.1k SF)Based on issuer-filed Form D notices through Aug 4, 2025. Amounts are self-reported, may lag current subscriptions, and do not confirm availability. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.
Reported sold as a percentage of stated offering amount0.0%Current Form D data does not support a reliable raise-progress estimate.
Not enough filing history for a trend line.
Capital sold, per latest Form D—
Remaining amount reported in latest Form D$64,766,336
Investor count reported in latest Form DNot disclosed
Stated minimum investment$25,000
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First filedAug 4, 2025
Latest filingAug 4, 2025
Filings tracked1
View filing on SEC EDGARForm D is an issuer notice filing. A filing does not mean the SEC approved, endorsed, or verified the offering.
Offering profile
SEC filings + cited sources
Portfolio
The trust holds three stabilized, SmartStop-branded self-storage facilities totaling roughly 301,000 rentable square feet, with 2,281 storage units plus about 98 vehicle and RV spaces. The properties are at 6707 Narcoossee Road in Orlando's Lake Nona/Narcoossee corridor (97,300 SF, 677 units, 2003 vintage); 3701 FM Road 2181 in Corinth, Texas, in the Dallas–Fort Worth market (97,050 SF, 766 units); and 7905 Spencer Highway in Pasadena, Texas, in the Houston/Bay Area (106,618 SF, 838 units plus 81 vehicle spaces). Aggregate occupancy at offering was approximately 91.2%. 1
Structure and operations
The facilities were acquired debt-free, with no mortgage debt at closing, and the offering includes a single reserve of about $1.85 million across the three properties. They operate under a 10-year affiliated master lease with a base, additional, and bonus-rent waterfall and are managed by a SmartStop-affiliated property manager; month-to-month rentals support active revenue management, and an optional Section 721 rollover into the sponsor's affiliated operating partnership is available at exit. 1
Sponsor and offering
The sponsor, Blue Door AM I, LLC, is an indirect subsidiary of Strategic Storage Growth Trust III, Inc. and an affiliate of SmartStop Self Storage REIT, Inc. (NYSE: SMA). 2 The DST launched in July 2025, and a Form D dated August 4, 2025 reported a total offering amount of $64,766,336. 3
Sources (3)
In the news
Frequently asked questions
Is Blue Door II Self-Storage Portfolio currently active?
Blue Door II Self-Storage Portfolio is classified by Top1031 as active. “Active” reflects the latest public record and does not confirm that interests remain available.
Where does Top1031 get the data for Blue Door II Self-Storage Portfolio?
Top1031 tracks this offering from SEC Form D filings and cited sponsor disclosures. Filing data may lag current subscriptions and does not mean the SEC approved or verified the offering.