Free calculator
Self-Storage Valuation Calculator
Enter your facility's income and operating costs to see the value range. Storage is priced like real estate, so net operating income does most of the work.
Your numbers
The numbers
Step 1 of 3
Loading your calculator…
How this valuation is worked out
Storage is valued by dividing net operating income by a market cap rate — stabilised facilities often trade around 6% to 8%, weaker markets 8% to 10% or higher. Buyers cross-check that figure against an earnings multiple, often 10 to 14 times EBITDA for well-run sites.
A worked example
A 400-unit facility with $620K of income and $260K of operating costs, so $360K of NOI. At a 7.5% cap rate that is roughly $4.8M — and an EBITDA cross-check at 13–14× lands in the same area.
Multiple ranges reviewed September 2026, based on offers buyers in our network are making today. They are a guide, not a quote — see how the process works.
What moves your number
- Economic occupancy, not just physical occupancy
- Expense ratio, typically around 30% to 45% of revenue
- Rate increase practice on existing tenants and delinquency levels
- Unit mix, climate control, and land available for expansion
Want the full picture? What Is a Self-Storage Facility Worth?
Common questions
Is storage valued on cap rate or a multiple?
Mainly cap rate applied to net operating income, cross-checked against an earnings multiple to make sure both approaches agree.
What cap rate should I use?
It depends on the market. Stabilised facilities in strong markets often trade around 6% to 8%; smaller or weaker markets run higher, which lowers value.
Does spare land add value?
Often, where zoning and demand support expansion, because it gives a buyer a path to growing income.