top of page
  • Writer's pictureMike Wagner

Self Storage Investing - How to figure out if its a deal?

Updated: Apr 27, 2023

If you've been following along the past couple weeks, you know that we've covered how to find Self Storage deals. When you find a deal that has merit, you are going to want to dig deeper. With a little practice you will be able to complete your preliminary analysis in 30-60 minutes (don't be discouraged if it takes you a little longer than this in the beginning). Your goal is to determine if this potential deal is worth any more of your time. Here's an overview of how you'll do that from the comfort of your own home:

Look at the financials: All you are doing here is looking at the income and expenses to formulate what we call the Net Operating Income. You'll do this for the property as it stands today as well as for how it could perform if it was running at its full potential. Then you will simply compare those numbers and decide if the change in value is enough to get you excited. Here is a link to a video where I describe how to do this this:

Here's a deeper dive into this valuation method:

Another down and dirty way to valuate a property using what is known as the Gross Rent Multiplier (GRM). Quite simply, the GRM is calculated using the following formula:

Purchase Price (per square foot) DIVIDED by Annual Rent (per square foot) = GRM

Here's an in depth video tutorial on GRM:

Next, You are Going to want to check out the market demographics: At this stage of the game, all you are looking at is the total population within the market as well as at the sq. ft. of storage in the market to see if the market can support the amount of storage within it. Here's how I do that:

Here's a Deeper Dive into Supply and Demand:

Finally you will take a QUICK look at competition: And yes I do stress “QUICK”. You don't need to become an expert in this area yet. Just get a feel for how the subject properties rates and amenities compare to other nearby properties.

Based on your findings, you will know if this property deserves any more of your time.

I hope you are finding some value in my storage musings and would love it if you'd post comments or questions below. And please be sure to subscribe below so you don't miss out when the next post goes live!

198 views0 comments

Recent Posts

See All


I admit, I had an opportunity to buy a self-storage facility 15 years ago and quickly dismissed it. 250+ tenants and constantly driving over to rent units did not seem like a good deal to me! And at t

Self Storage Loans: What are your options?

We're living in a very exciting era for the self-storage sector, and savvy investors everywhere are wasting no time in capturing attractive double-digit returns. They realize the opportunities availab


bottom of page