Self-Storage Facility ROI Calculator
Self-storage has the lowest operating expense ratio of any commercial real estate (typically 30-35% of revenue) — making it one of the highest-margin commercial property types. This calculator builds the full pro-forma from unit-level inputs.
Why Self-Storage Has Low OpEx
Minimal staffing (1-2 onsite or contactless), no plumbing in units, no HVAC except climate-controlled. Insurance and property tax are the largest operating costs. This structural advantage is what makes self-storage the highest-margin commercial asset class.
Revenue Drivers Beyond Base Rent
Top operators add 8-15% revenue through ancillary income: locks ($15-25 sale per move-in), tenant insurance ($10-15/mo per unit), truck rentals (U-Haul partnerships), late fees, and merchandise. Modeling base rent only understates value.
Market-Specific Demand Factors
Demand is local — measure addressable population within 3 miles, demographics (apartment renters drive higher demand), and existing competition (square feet per capita). National benchmark is ~7 sq ft per capita; saturated markets exceed 10 sq ft.
Source: Self Storage Association Annual Report 2025, Marcus & Millichap Self Storage Research. Last updated: May 2026.