Rainmaker Investment Advisory

Mini Mall Storage Properties Trust

Why invest?

Mini Mall Storage Properties Trust provides Canadian investors access to a rapidly expanding and recession-resilient self-storage sector across North America. The trust targets strategic acquisitions and value-add opportunities to deliver stable monthly income and long-term capital growth.

Exposure to 100% income-producing self-storage properties across North America
Strong demand tailwinds from downsizing, remote work, and e-commerce
Tax-efficient monthly cash flow with DRIP options
Direct ownership and active management
RRSP, TFSA, and RRIF eligible

"An investment that actually matches how people live today; more mobile, more flexible, and still growing. The stability and visibility of self-storage cash flow really makes this stand out."

Key Performance highlights

The Trust has demonstrated consistent growth and operational performance, including over 130 properties across 15 U.S. states and Canadian provinces, with stable occupancy and income generation.

‍

Key Metrics (as of June 30, 2025):

$1.1 billion in Gross Asset Value
130+ self-storage properties
10.5% Target Net Annual Return (5-year horizon)
8.0% Net Annual Distribution (paid monthly)
DRIP option at 2% discount

Past Performance

TRAILING AVERAGE SINCE INCEPTION*

10.35

%

Income & Growth

TRAILING 3 YEARS AVERAGE*

10.90

%

Income & Growth

TRAILING 1 YEAR AVERAGE*

10.23

%

Income & Growth

ASSETS UNDER MANAGEMENT (AUM)*

$

2.06 B

Income & Growth

Past performance does not guarantee future results

Investment Strategy & Structure

The Trust acquires, improves, and manages institutional-quality self-storage facilities in secondary and tertiary markets with strong demographics. The strategy emphasizes operational improvements, rate optimization, and expansion potential.

Private REIT
Focus on fragmented self-storage markets ripe for consolidation
In-house acquisitions, operations, and expansion team
Income-oriented with long-term capital appreciation

"Extra bonus for Canadians who like the idea of earning stable U.S. income without jumping through hoops. And this fund gives access to a defensive, essential service sector with zero drama."

Investor alignment & oversight

The Trust emphasizes alignment through internal management, experienced leadership, and regular third-party valuations. Performance-based compensation encourages results that benefit investors directly.

Management co-investment
Monthly reporting and valuations
Independent oversight committees
Advisor and institutional-grade governance

Key Benefits for Canadian Investors

The Trust is designed with Canadian investors in mind, offering tax-efficient income, registered account eligibility, and U.S. dollar diversification; all backed by hard assets and strong demand fundamentals.

Tax-efficient structure and DRIP
USD exposure via Canadian vehicle
Low correlation to public markets
Inflation-resistant sector
Monthly income eligible in RRSP, TFSA, RRIF

Links to investment documents

Click the links to view and / or download to learn even more

Mini Mall Storage Properties Trust Class D - Fund Facts - July 2025

Mini Mall Storage Properties Trust - Presentation - June 2025

Offering Documents-

January 27, 2025

Ready to Explore This Opportunity?

You can express interest or submit a non-binding investment order using the form below. A licensed advisor will contact you to verify suitability and answer any questions. No payment is collected at this stage.

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Investment summary details

Distribution Frequency
Monthly
Currency
CAD, USD
Minimum Investment Amount
$
25000
Annual Rate of Return Target Minimum* (Income + Equity Growth Combined)
9.7
%
Annual Rate of Return Target* (Income Only)
5.7
%
Annual Rate of Return Target* (Equity Growth Only)
4
%
Hurdle rate for investors before management participates in profits
8
N/A
%
Split ratio paid to investors of additional profits (investors : Management)
N/A
Additional Profit Potential
No
Yes
Additional Profit Potential From Tax Efficient Distributions
No
Yes
Eligible for Registered Accounts (RRSP, LIRA, RIFF etc)
No
Yes
Early Redemption Options
Yes. Refer to offering documents
Accredited Investors Only
No
Yes
Commission % paid to Dealer (*Paid by the Issuer, Not the investor)
6.00
%
Trailer % paid to Dealer (*Paid by the Issuer, Not the investor)
0.75
%
(AUM) Assets Under Management of Issuer
$
2.06 B
Year issuer was founded
2006
Date investment originated
February 1, 2020
Date of offering documents
January 27, 2025

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