Keystone Storage — Phase II Expansion

Words in [brackets] are blanks you fill in with your own details when you adopt this sample in Supreme Plan AI.

Executive Summary

Keystone Storage - Phase II Expansion is a self-storage expansion in Macon, Georgia, owned by Dan and Pat Keller. We will build new drive-up and climate-controlled units next to our existing, nearly full facility and lease them to households, businesses and contractors.

Why this fits. Our current facility has been full for over a year with a waiting list, and the area is growing. New units on land we already control can fill quickly with the owners' experience and a waiting list.

Here is what our numbers show. In Year 1 we plan about 450 standard unit-months, 180 climate-controlled unit-months and 400 retail and fee sales. That brings in sales of $97,750, growing to $269,470 by Year 5. We expect a loss of about $79,500 in Year 1, a loss of about $13,000 in Year 2, a profit of about $19,300 in Year 3 and a profit of about $52,200 by Year 5. The construction cost and the interest on the loan are our largest costs, and the plan counts all of them.

We need $390,000 in total. Of that, $373,000 is startup costs (new storage buildings and doors, paving, fencing and lighting, gates and cameras, permits, insurance and lease-up marketing), and the rest is cash for the first months. We are putting in $100,000 of our own savings and asking for a $290,000 SBA 7(a) loan.

We are Dan and Pat Keller, owners of Keystone Storage. These numbers are estimates based on the assumptions listed at the end of this plan, not promises.

Company Description

Keystone Storage - Phase II Expansion will be a limited liability company (LLC) in Macon, Georgia, owned and run by Dan and Pat Keller. Dan and Pat have owned and managed a self-storage facility for years and know their market. Phase II adds new units on land next to the existing property.

What we do:
- New drive-up storage units in several sizes.
- Climate-controlled units.
- Vehicle, boat and RV parking.
- Locks, boxes and moving supplies.
- Online rentals and autopay.

Who we serve: Homeowners, renters, small businesses and contractors in the Macon area.

Licensing and insurance. We will register the LLC, carry property and general liability insurance, follow local zoning, building and fire codes for the new buildings and use a lease agreement reviewed by an attorney. We follow state lien law for unpaid units and keep tenant data private.

Our promise. Clean, secure, easy-to-reach storage with fair rates and friendly management.

Where things stand today. The business plan, site plan and rate sheet are written. The next steps are the permits, the construction loan, the buildings and the lease-up.

Problem & Opportunity

Our existing facility is nearly full, and demand for storage in our area is growing as people downsize, move and run small businesses.

What customers run into:
1. Facilities that are full or far from home.
2. Units that are dirty, damp or unsafe.
3. Hidden fees and unclear rates.
4. Hard-to-reach offices and gates.

Why it matters. Storage is a convenience people rely on when life changes. A clean, secure site with simple terms keeps tenants for years.

Products & Services

Keystone will be the clean, friendly place in Macon to store what matters.

What makes us different:
1. Well-lit, fenced and camera-monitored site.
2. Drive-up and climate-controlled options.
3. Simple online rental and autopay.
4. Fair, clear pricing.
5. Friendly, on-site management.

How a rental works:
1. The customer reserves a unit online or calls.
2. We confirm size and rate and sign the lease.
3. The customer moves in and receives a gate code.
4. We invoice monthly and keep the property clean and secure.

Why customers stay. Tenants stay for years and refer friends and family.

Market Analysis

Who we serve:
- Households that are moving or downsizing.
- Small businesses that need inventory space.
- Contractors needing equipment storage.
- Owners of RVs, boats and extra vehicles.

How we sized the market. Our Year 1 plan is about 450 standard unit-months, 180 climate-controlled unit-months and 400 retail and fee sales as the new units lease up, a small share of the units in a market where our current site is full. Replace this estimate with your own occupancy and waiting list.

Why now. Our current facility has been full for over a year with a waiting list, and the surrounding area is growing.

Competitive Landscape

What customers can do today:

1. Large national storage chains. Polished and costly.
2. Other local facilities. Often full or far away.
3. Portable storage containers. Convenient and expensive.
4. Garages and sheds. Free and limited.
5. Moving and storage companies. Full service and costly.

Where we fit. Keystone will be the friendly local facility with clean units, clear prices and room to grow.

Marketing & Sales Strategy

How customers will find us.

Before opening:
- Contact the waiting list and existing tenants.
- Post signs and banners at the site.
- Update the website and Google Business Profile.
- Offer a move-in special for new tenants.

After opening:
- Ask tenants for reviews.
- Offer referral credits.
- Partner with realtors and movers.
- Run seasonal promotions.
- Keep the site clean and well lit.

What we will measure. How tenants heard about us, how many inquiries become rentals and how long tenants stay.

Operations Plan

How the business will run.

Season and schedule. Demand peaks in summer and around school moves, with steady year-round use. We keep a waiting list and update rates quarterly.

Team. Dan manages the facility and a part-time assistant works the office. We add staff as the new units fill.

Quality and safety. The site has fencing, gates, lighting and cameras. Staff follow fire rules, check units for hazards and keep records of access. We prohibit hazardous materials in leases.

Equipment. We will build new storage buildings, add paving, fencing and lighting and install gates and security cameras.

Paperwork and money. Tenants sign a lease and pay monthly by card or autopay at the start of each month. We follow state lien rules for unpaid units. We keep the books in simple accounting software and set aside money for property taxes, income taxes and insurance every month.

Management & Organization

The people who will run Keystone Storage - Phase II Expansion.

Dan Keller, owner and facility manager. He runs the site and handles customers. Pat Keller, owner and office manager. She handles leases, billing and the books. (Replace this paragraph with your own background.)

Team. The existing site staff cover the new units, and we add a part-time assistant if occupancy requires it.

Office. Pat handles billing and the office, with a part-time assistant.

Outside advisors. An accountant, an insurance broker, an attorney who reviews contracts and a free mentor from SCORE or the Small Business Development Center.

Staff pay in this plan is a full year per person: owner / Facility Manager (share of time) $30,000. Replace them with the pay you can offer where you live.

Milestones Narrative

Our goals and when we plan to reach them.
- Before opening (6 months ahead): obtain permits, finalize the loan, build the first buildings and open the waiting list for pre-leasing.
- Year 1: about 1,030 unit-months and sales as the new units lease up; $97,750 in sales and a loss of about $79,500.
- Year 2: about 1,780 and most units leased; $174,350 in sales and a loss of about $13,000.
- Year 3: about 2,200 and higher rates; $218,400 in sales and a profit of about $19,300.
- Year 4: about 2,440 and full occupancy; $248,040 in sales and a profit of about $38,500.
- Year 5: about 2,610 and a plan for Phase III; $269,470 in sales and a profit of about $52,200.
Growth depends on winning and keeping customers, so treat the later years as goals, not promises.

What we check every week: units leased, occupancy, rates, delinquent accounts and cash in the bank.

Funding Request

How much we need and how we will use it. Total we are raising: $390,000.

How we got that number. The Funding Need Calculator in this plan adds up three things:
- Startup costs of $373,000, listed item by item in the Startup Costs section: $280,000 for new storage buildings and doors, $40,000 for paving, fencing and lighting, $20,000 for gates and security cameras, $12,000 for permits, engineering and attorney review, $8,000 for property and liability insurance, first payment, $4,000 for signs and website updates, $6,000 for lease-up marketing, $3,000 for opening locks and supplies.
- The cash the business uses before it breaks even, about $0. Sales cover the daily costs once the doors open, so the cash we need up front goes mostly to startup costs.
- A cash cushion of about $16,800: three months of Year 1 operating costs.
- Together, the cash used before break even and the cushion come to about $16,800, and the three pieces add up to about $389,800, rounded up to the nearest $500: $390,000.
We are raising $390,000 in all, which matches the calculator. With this funding, the lowest year-end cash balance is about $30,200, at the end of Year 1.

Where the money comes from:
- Our own money: $100,000.
- SBA 7(a) loan: $290,000.

Kind of funding we are looking for. A bank or SBA loan for the new buildings, backed by the property and our existing facility.

How we will pay it back. We expect a loss of about $79,500 in Year 1, a loss of about $13,000 in Year 2, a profit of about $19,300 in Year 3, a profit of about $38,500 in Year 4 and a profit of about $52,200 in Year 5. With this funding, the business has money in the bank at the end of every year of the plan. Our loan is the SBA 7(a) loan at 10.5% over 20 years, $2,895 a month. That payment is already included in our cash flow. We chose these as cautious planning rates; ask the lender for the real rates, which may be lower or higher.

What we are offering the lender: the equipment and a personal guarantee.

A smaller first step, if needed. If we cannot raise the full amount right away, we can start smaller and grow into this plan:
- Phase 1: build the first group of units and start leasing them, which lowers the startup costs and the loan.
- Phase 2: once the first buildings are leased, build the next group and follow this plan.
To plan the smaller start, make a copy of this plan (use Duplicate) and lower the numbers to match.

All numbers in this plan are estimates. We will update them as real results come in.

Appendix Notes

Documents to attach before you send this plan:

- Your resume and a personal financial statement (a list of what you own and what you owe; lenders usually provide a form).
- Business registration papers and your EIN (your business tax number from the IRS, free at irs.gov).
- Your current facility's financial statements and occupancy report.
- Plans, permits and quotes for the new buildings.
- A sample lease agreement.
- A waiting list and market study.
If you don't have any of this yet, no worries - let's continue.

The assumptions behind our numbers (change them in the Financials section to match your own):
- Standard Unit Rentals (per month): about $125 in Year 1, rising to $141; about $12 in direct costs, rising to $14; about 450 in Year 1, growing to 1,050.
- Climate-Controlled Unit Rentals (per month): about $175 in Year 1, rising to $197; about $18 in direct costs, rising to $20; about 180 in Year 1, growing to 460.
- Retail Sales and Fees: about $25 in Year 1, rising to $28; about $8 in direct costs, rising to $9; about 400 in Year 1, growing to 1,100.
- A standard unit averages about $125 a month, a climate-controlled unit about $175 a month and retail and fee sales about $25 per sale.
- Prices rise about 3% a year.
- Equipment ($340,000 in Year 1) covers new storage buildings, paving, fencing and lighting and gates and cameras, and later years ($0, $0, $0 and $0) replace and add equipment.
- Pay (a full year, per person): owner / Facility Manager (share of time) $30,000.
- Other yearly costs in Year 1: property Taxes and Insurance $14,000, utilities $8,000, marketing $6,000, software and Admin $4,000, maintenance $5,000. These grow between 4% and 5% a year.
- Customers and payers pay about 15 days after service, so at the end of Year 1 about $3,910 is still owed to us. Income tax at 21%.
- Every dollar amount is an estimate. Replace them with your own quotes and research.

Startup Costs