What Is My Self-Storage Facility Worth?
A free estimate in about a minute. No address, and your number shows up before we ask for anything.
Where is your facility?
We use this to apply the right local pricing — no street address needed.
About how much rent does it bring in each month?
The total your tenants pay you in a typical month. We'll annualize it.
About how much does it cost to run each month?
Property taxes, insurance, utilities, repairs, management/payroll, marketing. Do NOT include your mortgage payment.
How full is it right now?
Roughly what percentage of your units are rented.
Roughly how big is it?
Use whichever you know — rentable square feet or number of units.
Estimated value of your facility
Your number appears the moment you enter income and expenses — and updates live as you type.
Estimated value of your facility
Your number appears the moment you enter income and expenses — and updates live as you type.
Free estimate · no obligation · your number shows before any contact info
How we got that
Self-storage is valued on the income it produces, not square footage. We took your yearly income minus expenses (your "net operating income") and divided by the rate buyers are currently paying in your market. The three biggest levers to move toward the high end: raising occupancy, pushing below-market rents, and tightening expenses.
Want the full breakdown?
Get your detailed report — the comparable sales we used, your estimated NOI, and the top 3 things that would raise your sale price. No pressure, no cash-offer hard sell.
This is a free, automated estimate for general information only — not an appraisal, a formal opinion of value, or an offer to purchase. Actual value depends on a full review of your financials, leases, and local market. Southern Storage Advisors is a licensed real estate broker.
Free estimate · no obligation · your number shows before any contact info
How a self-storage facility is valued
A self-storage facility is worth what its income is worth — not its square footage or what you paid for it. Buyers price it on net operating income (NOI) divided by a cap rate:
Your NOI is a year of rental income minus operating expenses — property taxes, insurance, utilities, repairs, management, and marketing — but not your mortgage. The cap rate is the return buyers in your market are currently accepting; a lower cap rate means a higher price. The calculator above runs this math for your facility and shows a value range for your market.
What self-storage facilities are trading for in Texas & Oklahoma
Cap rates move with interest rates, occupancy, and local supply, so they are a moving target — but recent Texas and Oklahoma closings give a useful 2026 benchmark:
Well-occupied facilities in major metros — Dallas–Fort Worth, Houston, Austin, San Antonio, Oklahoma City, Tulsa — tend to trade at the tighter end; smaller, rural, or under-occupied facilities trade wider. For a deeper read, see our Texas & Oklahoma self-storage cap-rate benchmarks.
Five things that move your facility's value
- Occupancy. Empty units are lost income. Raising physical and economic occupancy is the fastest way to lift value.
- Market rents. If your rates sit below nearby facilities, closing that gap drops straight to NOI — and value.
- Expense discipline. Every dollar of expense you cut adds roughly $14–$18 of value at typical cap rates.
- Submarket & supply. A facility in a supply-constrained pocket is worth more than one ringed by new construction, even in the same metro.
- Quality & climate control. Newer build, climate-controlled units, and clean financials let a buyer underwrite confidently and pay more.
Self-storage valuation: common questions
How is a self-storage facility valued?+
Self-storage facilities are valued on the income they produce, not on square footage or what you paid. The standard method is net operating income (NOI) divided by a market cap rate: Value = NOI ÷ cap rate. NOI is a year of rental income minus operating expenses — property taxes, insurance, utilities, repairs, management, and marketing — but not your mortgage.
What is a good cap rate for self-storage in Texas and Oklahoma?+
Recent Texas and Oklahoma self-storage closings have generally landed in the high-5% to low-7% range on in-place income, with strong, well-occupied facilities in major metros trading tighter and smaller or rural facilities trading higher. A lower cap rate means a higher value. Cap rates move with interest rates, occupancy, and local supply, so confirm them against current comparable sales.
How much is my storage facility worth per square foot?+
Per-square-foot figures vary, but recent TX/OK transactions have averaged roughly $85–$90 per net rentable square foot. Price per square foot is a useful sanity check, but income — NOI and cap rate — is what actually sets value. A higher-occupancy, higher-rent facility is worth more per foot than a struggling one of the same size.
What is the difference between in-place value and stabilized value?+
In-place value is based on what your facility earns today. Stabilized value is what it could be worth once it is filled to market occupancy with rents at market. If your facility is under-occupied, the gap between the two is real upside, and a value-add buyer will pay attention to it. This calculator shows both when your occupancy is below market.
How can I increase my self-storage facility's value before selling?+
The three biggest levers are raising occupancy, moving below-market rents toward market, and tightening operating expenses. Because value is income divided by a cap rate, every added dollar of NOI can create roughly $14–$18 of value at typical cap rates. Cleaning up your financials and trailing-12-month statements before going to market also helps buyers underwrite confidently.
Do I need an appraisal to sell my self-storage facility?+
Not to get started. A Broker Price Opinion — a free, market-based estimate of what it would sell for — is usually the first step, and a formal appraisal is typically ordered later by a buyer's lender. This calculator gives you a quick, no-obligation range so you can decide whether selling makes sense before involving anyone.
Should I sell my self-storage facility myself or use a broker?+
You can sell it yourself, but most first-time sellers leave money on the table by accepting the first unsolicited cash offer. A specialist broker runs a competitive, confidential process, prices to your exact submarket, and brings multiple qualified buyers — which typically produces a higher net price than a single off-market offer, usually more than offsetting the fee.
Is this calculator an appraisal?+
No. It is a free, automated estimate for general information only — not an appraisal, a formal opinion of value, or an offer to purchase. Your actual value depends on a full review of your financials, leases, and local market. Southern Storage Advisors is a licensed real estate broker serving Texas and Oklahoma.
Selling in Texas or Oklahoma? Start here
Ready to Find Out What Your Facility Is Worth?
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