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The self-storage industry has seen significant growth in recent years and is projected to expand at a CAGR (compound annual growth rate) of 7.53% between 2023 and 2028. [1] With the impending rise in purchase transactions, understanding the value of a self-storage business is now more crucial than ever for both buyers and sellers.

Let’s dive into self-storage valuation and discuss the different methods used to determine the value of a self-storage business.

Self-storage valuation involves figuring out how much a self-storage facility is worth financially. This is significant for several reasons, such as when an owner is considering putting up their self-storage business for sale or when investors are assessing a self-storage facility's potential profitability. Several methods are used to determine self-storage valuation. [2] These include:

1. The Cost Basis Approach

The cost basis approach compares how much it would cost to replace the facility in the local market. This approach considers variables like the cost of the land and construction, depreciation, and obsolescence.

It helps determine a facility's current market value, but it might not be the best predictor of its future potential. The cost basis method primarily focuses on the current costs associated with replacing the facility without considering factors like market swings, shifts in demand, or potential growth opportunities in the area.

In addition, this method might not accurately reflect the value of unique or specialized properties with limited comparables, as the replacement costs could differ significantly from the actual market value.

2. The Income Capitalization Method

The income capitalization method is another commonly used technique to value a self-storage facility.[3] This approach accounts for all revenue streams coming from the facility, including rental income and other sources of income.

It then involves calculating the property value by dividing the net operating income (NOI) by the capitalization rate (cap rate). This strategy reflects the facility's revenue stream and serves as a crucial predictor of the potential profitability of the enterprise.

3. Direct Capitalization

Direct capitalization is similar to income capitalization, but it uses the discounted cash flow (DCF) analysis to value the property. This method factors in the facility's future income streams and growth potential, making it a more comprehensive valuation technique.

Moreover, this approach helps identify investment opportunities and understand long-term financial implications, making it a valuable tool for property management and investment analysis when selling a self-storage business.

Self Storage Business Plan

A well-crafted self-storage business plan is crucial for both aspiring entrepreneurs and established business owners looking to expand their operations.[4] The plan serves as a roadmap, outlining the necessary steps to succeed in the self-storage industry. This section will delve into the critical elements of a successful self-storage business plan and explain how it fits into an overall business strategy.

A thorough self-storage business plan should start with a concise executive summary outlining the company's mission, goals, and vision.

Market research and analysis are the next essential component. This entails:

  • Figuring out the target market
  • Assessing the competition
  • Understanding the variables affecting the demand for self-storage services in a particular locale

With thorough research, business owners can choose the location, scale, and varieties of storage units to offer.

A successful self-storage business plan must also address the financial aspects, such as annual income owning storage units and the potential return on investment (ROI). This includes projecting revenue, expenses, and cash flow, as well as determining the break-even point. A solid financial plan will help secure financing, manage operational costs, and evaluate the profitability of the business.

Another important consideration is the effect of storage units on property values. Self-storage facilities occasionally boost the value of neighboring properties by offering homeowners and businesses a useful service.[5] On the other extreme, poorly planned facilities can have a detrimental effect on the value of real estate.

Entrepreneurs looking into starting a storage unit business should consider various factors, such as zoning laws, environmental concerns, and security precautions, to ensure a smooth and successful launch.

These factors should be covered in the business plan to demonstrate that the owner is aware of the challenges and requirements involved in running a self-storage facility. A well-thought-out plan should include safeguards to ensure the facility remains a valuable resource for the neighborhood.

Finally, a self-storage business plan should also include a detailed marketing and sales strategy that will involve:

  • Identifying promotional channels
  • Setting pricing strategies
  • Outlining customer acquisition and retention plans.

Membership in associations like the Self Storage Association can be invaluable in providing networking opportunities, access to industry resources, and credibility with potential investors and customers.

Self Storage Calculator

A self-storage calculator is an indispensable tool for both potential investors and self-storage facility owners. It provides an efficient way to determine the financial performance and value of a self-storage business.

One of the essential features of a self-storage calculator is its ability to compute the return on investment (ROI) for a self-storage business. The self-storage ROI calculator gauges the business's profitability by considering variables like the initial investment, operating costs, occupancy rates, and rental income. Investors can analyze different options to find the best one by using a self-storage ROI calculator to assess the viability of each potential investment.

Another valuable component of a self-storage calculator is the storage unit income calculator. This tool helps business owners estimate the revenue their storage units generate, considering factors like unit size, rental rates, and occupancy levels. With this information, self-storage operators can optimize pricing strategies and identify areas to improve their facility's performance, ultimately increasing the business's profitability.

A self-storage value calculator is another effective tool for determining the worth of a self-storage facility. It considers factors such as net operating income (NOI), local market conditions, and capitalization rate (cap rate) to accurately evaluate the property.

A cap rate for self-storage is the ratio of NOI to the property's value, reflecting the percentage of return an investor can expect from the investment. By using a self-storage value calculator, potential buyers and sellers can negotiate a fair market price for a facility, ensuring a successful transaction.

Self-storage financial model

A self-storage financial model is a comprehensive tool for evaluating the economic viability and potential profitability of a self-storage business. It encompasses various components, allowing investors, particularly beginners, to make informed decisions and accurately assess the risks of investing in self-storage.

These risks may include factors such as market saturation, economic downturns, and changes in consumer behavior. By thoroughly examining these risks, investors can develop strategies to mitigate potential challenges and establish a solid foundation for their self-storage venture.

Self-storage investing for beginners can be overwhelming, but a well-structured financial model can simplify the process. It often includes detailed financial projections, such as revenue forecasts, operational expenses, and occupancy rate assumptions. These projections enable new investors to understand the business's growth potential clearly, helping them make informed decisions about whether to invest in a particular facility.

Appraising self-storage facilities is another critical aspect of a self-storage financial model. This process involves evaluating factors such as location, facility condition, and local competition. By conducting a thorough appraisal, investors can determine the true value of a facility and negotiate a fair purchase price.

Additionally, a self-storage financial model allows investors to analyze self-storage business profit margins. By examining factors like rental rates, facility expenses, and operational efficiencies, investors can identify areas for improvement and develop strategies to maximize profitability.

Lastly, to make sure you get it all right, it's essential to learn how to underwrite self storage.[6] Underwriting involves evaluating the creditworthiness and financial stability of a self-storage business, ensuring that it can meet its financial obligations and perform well in the long term.

Self Storage Research

Self-storage research is a crucial aspect of both the development and ongoing success of any self-storage business.

As the industry continues to evolve, keeping abreast of the latest trends, market conditions, and opportunities is essential to making informed decisions and maximizing profits.

For starters, self-storage development relies heavily on thorough research. This includes researching the local market, identifying target demographics, and evaluating potential competitors. By conducting comprehensive real estate research, self-storage business owners can ensure they're making the best decisions regarding location, facility size, and amenities offered.

Understanding self-storage economics is a vital component of self-storage research. This involves analyzing industry trends, rental rates, and occupancy levels, as well as considering the potential impact of broader economic factors. With a firm grasp of self-storage economics, investors and owners can make informed decisions about how to manage their business and adapt to changing market conditions.

A self-storage analysis spreadsheet is an invaluable tool for self-storage research. These spreadsheets help owners track key performance indicators (KPIs), such as revenue, expenses, and occupancy rates. By monitoring these metrics, owners can quickly identify areas for improvement, make data-driven decisions, and maintain a competitive edge in the market.

Finally, engaging with experts in the self-storage industry can significantly enhance the quality of research and decision-making. These experts may include consultants, brokers, or industry associations, all of which can provide valuable insights and guidance based on their experience and knowledge.

If you're looking to start or grow your self-storage business, Adverank is here to help! Our marketing team will work with you to leverage Pay-Per-Click (PPC) and Social ads to reach your prospective renters. Email us to get started.