How to Make Money in Self-Storage

How to Make Money in Self-Storage

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How to Make Money in Self-Storage

Most Americans have more stuff than they know what to do with. As a result, they need extra space to store their stuff in. This basic need is the lower back-bone of the self-storage industry. But just because the demand is there doesn't mean that earning money filling that void is simple and assured. The self-storage industry is more tough than it looks, and there are many important issues to perceive and address.

The Right Type of Facility

There have been more than a few different kinds of self-storage facilities built over the last four decades. However, the worthwhile ones are among the 1st variety – they are called "Generation One" or "Generation Two". The important component is that they have all rentable units located on the ground floor, and in a manner that a car can drive right up to the roll-up door. Why is this? Studies have found that self-storage tenants desire to have the capacity to drive right up to their self-storage unit door, roll it up, throw their stuff into it (or pull it out of the it), close the door and drive off. What's not in demand are units that are located on a 2d floor or higher, or that you can only reach on foot. Nobody wants to must take an elevator to their unit, or stroll down a hallway with their stuff in tow. There never really was a demand for these type of facilities – it was more a fabrication by self-storage developers trying to rationalize building facilities on more expensive land, which required a far better number of units on that "footprint".

Just as multi-story facilities have proven to be a flop, so have "climate controlled" units. It appears that the items that most Americans store are not valuable enough to require heating and air-conditioning. If you go to most facilities these days, you will find the bulk of the "climate controlled" space vacant. I was in a facility recently that had only 20% occupancy in "wine storage". The affordable wine refrigerator readily available at Costo and other retailers has replaced this idea for most humans. And don't forget that "climate controlled" areas are incredibly expensive to function.

The Right Kind of Location

It is incredibly important in self-storage to have very good boulevard frontage and visibility. The most successful self-storage facilities in the U.S. all percentage this universal trait. This is because many Americans rent space in facilities that they drive by on a regular basis and have awareness of – form of a "point of purchase" decision. When you have a self-storage facility with poor visibility and an out-of-the-way location, there is no way that anyone will "think" to rent from you, or even find you if they wanted to.

Don't forget that self-storage is incredibly competitive in most markets. Given this fact, it is important that your facility have the correct basic gifts to compete. We all enjoy the stories of underdogs who go on to victory – like the one-handed baseball player – but it is far easier to win when you don't have a drawback from day one.

The Right Kind of Market

Self-storage requires a high density of potential customers. Not everyone needs it, and there are competitors who are also requesting their organization. There is a general rule that there should be a population of at least 50,000 humans within a three mile radius of the facility. While this is only a guideline, the key thought is that you need a heavy population density for a facility to succeed.

As important as population density, is the density of self-storage space in the market. An over-built market will have low rents and excessive vacancy. The general rule of thumb is that there should not be more than 6 square feet of storage space for every person in that market. For example, a market of 100,000 humans should not have more than 600,000 square feet of self-storage capacity.

Demographics are also a key part of a organic and natural self-storage market. Markets with household earnings of $50,000+ per year are very top. Why? Because the more money you make, the more stuff you buy – and the more stuff you ought to store!

The Right Kind of Price and Terms

An essential part of any self-storage acquisition – probably the most an important of all – is the price and terms of the deal. Even the superior self-storage facility will be a loser if you over-pay for it. You should never buy a self-storage facility at less than around a 10% cap rate (return on the total price). In addition, you should have the capacity to finance the treat around 20% down, so that your cash-on-cash return is in the mid-teens.

The very top buys in self-storage facilities are from "mothers & pops" – individuals who very own the property unfastened and clear and do not provide very sophisticated management. You can consistently buy from these mothers & pops at very desirable prices, and they can seller-finance the purchase, avoiding the entire banking application and approval cycle.


Making money investing in self-storage facilities is a truly achieveable goal. But you ought to make sure that you follow some basic training to make certain that your purchase will be a respectable one.

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