Self Storage Facility Valuation
Self Storage Business Valuation Calculator & Exit Planning Built for Facility Owners
We built one platform that tracks your self storage business's value monthly, identifies exit gaps early, and ensures your personal finances align with your exit timeline.
1,000+ Businesses have joined YourExitValue.com
Most Self Storage Owners Have No Idea What Their Business is Actually Worth
Current Self Storage Valuation Multiples (2026)
Self Storage values are strong due to increased buyer demand from REITs like Public Storage, Extra Space, private operators. Here's what companies sell for:
Every business is different. That's why you need to track your value.
Included in Your Exit Value is a complete Exit Planning Assessment where you track your progress quarterly against your results from the previous quarter.
Know your number and watch it grow
Most business owners guess at their value. You'll know it with precision.
Our platform uses six proven valuation methodologies to give you a complete picture of what your business is worth today—and tracks how that number changes month over month. No more waiting for annual appraisals or paying $15K+ for outdated reports.
See your trends. Spot opportunities. Make informed decisions
What Actually Drives Self Storage Business Value
Revenue and earnings are the two most influential factors in your self storage business's valuation. But not all companies are valued equally. Here are the factors that move your number up—or down:
Occupancy Rate
88%+ Economic
Occupancy over 90% shows healthy demand. Under 85% indicates pricing problems or market issues. Occupancy is the key metric—stabilized facilities at 90%+ are worth more than facilities with upside potential.
Low occupancy = underlying issues
Rate Growth
Annual Increases
Rate per square foot compared to market shows pricing power. Facilities charging above market rates with high occupancy have pricing power—below-market rates suggest quality or location issues.
No rate increases = underperforming
Unit Mix
Climate Control
Ancillary income from tenant insurance, retail, and truck rentals improves NOI. Ancillary revenue can add 10-15% to effective gross income—smart operators maximize every revenue stream.
No climate = limited potential
Ancillary Revenue
Insurance + Retail
Climate-controlled and specialty units command premium rates. Climate control, wine storage, and vehicle storage create revenue diversity and higher per-square-foot income.
Rent-only = money on table
Technology
Modern Access
Modern management software with online rentals is essential. SiteLink, storEDGE, or similar platforms with automated billing, access control, and online move-in demonstrate professional operations.
Manual ops = high labor
Expansion Potential
Room to Grow
Expansion potential (land, vertical) adds value beyond current NOI. Facilities with room to add units or stories have built-in value creation that buyers will pay for.
No expansion = limited upside
How to Value a Self Storage Facility
The U.S. self storage industry includes over 50,000 facilities generating approximately $50 billion in annual revenue. Self storage is one of the most attractive real estate-adjacent investments, with valuations driven by both operating income and property value.
Self storage facilities are typically valued using either a capitalization rate (cap rate) applied to Net Operating Income (NOI) or an EBITDA multiple. Cap rates for self storage generally range from 5.0% to 8.0%, translating to effective EBITDA multiples of 6.0x to 12.0x. Facilities in strong markets with high occupancy trade at lower cap rates (higher valuations).
Revenue multiples are less commonly used but generally fall between 3.0x and 6.0x annual revenue for well-occupied facilities. Price per square foot is another common metric, typically ranging from $50 to $150 per rentable square foot depending on market and facility class.
The unique factor in self storage valuation is that the real estate value is often the dominant component. Unlike most small businesses, the land and building represent the majority of the asset value. Buyers evaluate physical occupancy (ideally 85%+), revenue per square foot, street rate trends, and expansion potential (available land for additional units or climate-controlled conversions). A facility's location relative to population density and competition is paramount.
Self storage has attracted significant institutional investment from REITs like Public Storage, Extra Space, and CubeSmart, as well as private equity groups. This institutional demand has driven cap rate compression and record-level pricing for quality facilities. Use our free calculator above to get your instant estimate, then track your value monthly with YourExitValue.
Frequently Asked Questions
What multiple do self storage businesses sell for?
Most self storage businesses sell for N/A (Cap Rate) SDE or 4x – 7x NOI annual revenue. However, the range is wide. Companies with strong occupancy rate can command significantly higher multiples. YourExitValue tracks exactly where you fall on each value driver.
How does occupancy rate affect my company's value?
Occupancy Rate is one of the biggest value drivers for self storage businesses. Reits like public storage, extra space, private operators specifically look for companies with strong performance here. Improving this metric can significantly increase your multiple.
How long before selling should I start tracking my self storage business value?
Ideally 1 to 5 years before your target exit. This gives you time to improve your occupancy rate, reduce owner dependence, strengthen your team, and document growth trends buyers pay premium prices for.
Who buys self storage businesses?
Common buyers include REITs like Public Storage, Extra Space, private operators, as well as individual buyers looking to own a business and strategic acquirers. Each buyer type values different aspects. YourExitValue helps you understand what each looks for.
What valuation method is used for self storage businesses?
Most self storage businesses are valued using SDE (Seller's Discretionary Earnings) multiples for smaller companies under $1M in earnings, and EBITDA multiples for larger companies. Revenue multiples (4x – 7x NOI) are sometimes used as quick reference.
What's the fastest way to increase my self storage business value?
The fastest improvements typically come from: 1) Improving your occupancy rate to hit the target, 2) Reducing owner dependence, 3) Documenting your systems and processes, and 4) Cleaning up financials. Most owners add 20-40% in 12-24 months.