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Updated over 7 years ago on . Most recent reply

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Mindy Jensen
  • BiggerPockets Money Podcast Host
  • Longmont, CO
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Is Mini-Storage an RE Investment or Just a Business?

Mindy Jensen
  • BiggerPockets Money Podcast Host
  • Longmont, CO
ModeratorPosted

I love the concept of a mini-storage facility. It's pretty easy to run, the units are on auto-pay, if someone doesn't pay you simply lock them out until they do, or you auction off their stuff.

But it seems more like owning a business than investing in real estate. Yes, you own the actual property, but is that a real estate investment?

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Terry Campbell
  • Lender
  • Wilmington, NC
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Terry Campbell
  • Lender
  • Wilmington, NC
Replied

Tom has some good points.

Self storage originally was used years ago as a land bank until there was a better and higher use. Fast forward to today and it is a business that creates huge value based on its NOI , not necessarily the value of the property, although many times they go hand-in-hand. Self storage operators use revenue management techniques that maximize the NOI and value, that has of the last couple of years, compressed rates to sub five in some markets. Make no mistake. It is a business, but it needs a good location (real estate) to be a successful as possible.

 I have watched the industry change over the last 23 years to be much more sophisticated. I have been a partner in a large facility that is now owned by a large real estate investment trust. I am involved in one now that we are building on some very valuable real estate, but that is because that is where the market is. It will be ran like a business and will create huge value based on that income not necessarily because of the value of the real estate,  but you can see by this example that the real estate does play hand-in-hand as to why will be valuable. 

 Someone in this thread mentioned SBA loans. This asset class was not able to be financed with SBA loans until late 2010, so that would indicate that the federal government started recognizing it as a business and not just a passive real estate play.  I am passionate about this industry and sharing knowledge as well as helping people get into this industry. There are also other folks on this site that do that same and I work with them as well.  Obviously, I can't put a link to my website on here (although someone at another bank is getting a mention in this thread) .

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