Build & Lease
Contractor Garages


A step-by-step course to develop small-bay industrial—site selection, demand testing, construction, leasing, pricing, and raising investor capital.

What you'll be able to do

🗺️
Pick A+ sites without overpaying
Use 5-mile population heuristics, zoning shortcuts, and Home Depot/Lowe’s signals.
🧪
Prove demand before building
Validate with FB Marketplace ads and surveys; size your first phase with real data.
🧩
Design for rentability
Spec 14' doors, 16–18' clears, bathrooms, 50' drive aisles—maximize value per SF.
🏷️
Price & fill units fast
Comp against storage & shallow-bay industrial; market with high-intent keywords.
📜
Lease low-touch (NNN)
Screen with financials, push TICAM to tenants, and cut OPEX with metal shells.
💰
Raise capital confidently
Pitch deck structure, 5-yr pro forma, and multiple exit strategies investors love.

Curriculum

Module 1 — The Model & Market Gap
  • What are contractor garages? vs self-storage & flex
  • Where this works (suburban growth, trades density)
  • Case study: filling outdated/oversized supply gaps
Module 2 — Site Selection Blueprint
  • Population heuristics (5-mile rings: 10k → 25 units, 20k → 50 units)
  • Home Depot/Lowe’s proximity signal
  • Zoning (light industrial), utilities, flat land, setbacks
Module 3 — Demand Testing (Before You Build)
  • Facebook Marketplace test ads: copy + images
  • Surveying size preferences (1k / 1.5k / 2k sq ft)
  • Reading inquiry volume to size the first phase
Module 4 — Product & Layout
  • Spec: 14' doors, 16–18' clear heights, half bath, climate
  • 50' between buildings for trailer turns
  • Keep buildings < 12k sf each (sprinkler threshold)
Module 5 — Pricing & Go-to-Market
  • Comping vs self-storage & shallow-bay industrial
  • Keywords that convert (contractor bays, small-bay warehouse)
  • Listings: FBM, Craigslist, LoopNet, social
Module 6 — Leasing & Screening
  • Triple-net leases (NNN) for low-touch ops
  • Screen with bank statements, tax returns, P&L
  • Who pays for what (tenant vs common areas)
Module 7 — Construction Options & Costs
  • Turnkey metal fabricator vs GC vs stick-built
  • Rule-of-thumb costs: foundation ~ $12/sf; shell ~ $22–23/sf
  • Utility tie-ins, civil scope, retention planning
Module 8 — Capital Stack & Investor Pitch
  • LP/GP splits, pref returns, TICAM treatment
  • 5-year pro forma, lease-up timeline, sensitivities
  • Exit paths: post-civil, pre-lease, stabilized sale, refi hold
Module 9 — Ops & Investor Relations
  • Software: Buildium / DoorLoop for leases, payments, updates
  • Reporting cadence & distributions
  • Scaling to multi-site portfolio

Get Step 1 preview + syllabus

Enter your email to receive the curriculum PDF, a sample lesson,

Includes:

  • Preview of stage 1

  • curriculum PDF

  • FB Marketplace ad script

Who is this course for?

Developers, investors, and operators who want to build and lease contractor garages / small-bay industrial.

How long is the course?

1 hour coaching call of core lessons, templates, and a financial model walk-through.

Will I get templates?

Yes—Facebook Marketplace ad scripts, survey examples, pitch deck outline, and a sample underwriting model.