All Forum Posts by: Henry Clark

Don't want to leave you hanging.  Lets spend some of that money.

Here's what I recommend you check out.

Highway 231 and 10/25 to Carthage.  I want you to become the Storage King.

Find 1/2 to 1 acre parcels along the highway.  Rent a skid steer for a day $225 and flatten them. Make a row of rock in the back and the front and have a person with a lift truck or winch set them in place.  Put some more rock in front of them for the road.  If you want to get fancy, get some geo grid material and put it under your rock road.  This way you don't need as much rock and you won't get potholes.  Just don't grade it to much.  No electric, no fence, no security camera.  Just a sign with your phone number on it.

Read my post on Storage containers.  Check your County ordinances first.

Your to far out to do a traditional storage location with all the gismos.  Not enough market in one area.  Paint your containers a light color on the sides, they will look great.  Paint the tops with Trailer roof paint silver, to reduce the heat inside.  Always get a kick out of painting Black paint on the roof and then watching it turn Silver.  A give gallon bucket will cover 3   8 x 20 units.  Pour it on the roof and then use a roller to paint.  Do this first before you paint the sides (only exposed sides), so you don't get so many streaks from your kids helping you out.  Anywhere there is rust top or sides, knock and brush it off and put some Rust stabilizer on it, before your paint.

Lets make some money.  8 x 20 container delivered $2,200.  Countryside rent them for $50 per month.  No property tax since they are not attached to the ground.  If you insure them, they are Personal Property and not Building coverage.  Banks probably won't want to finance them, since they are movable.  Add them as you need them.  Always get two to the truck to save on delivery cost.  Tell them which way you want the doors to be facing when they are unloaded.

You buy them for $2,200; you can always sell them for $1,500;  everyone wants one.

Once a week, grab a weed sprayer, weed eater, ham sandwich and a cold drink and hit the road checking on them.  Whatever day or time you want.  You want to set this up self service, see how I do it.  You can't afford to meet people.

Market evaluation:

Type in "Self Storage Gallatin, TN" next to you.  Switch to the Map version.  This is the largest town next to you.  Already a lot of competition.

Castillian Springs itself doesn't have the market for 60 units.  

If your still interested;  ADJUST the numbers based on your info.

Additional Costs:  Rough.

$20,000   Fence for two acres

$25,000   Automated gate

$12,000    Security system and camera, both inside and out

$105,000   35 extra units.  This is middle of the road between you stick frame or get commercial indoor units.

$15,000    Electric work

$??,????     Security door access system.  I personally wouldn't do an indoor storage facility for this small and off the road.  A lot of damage can get done inside.  You have to have a either an automated security gate with internet communication to you and lock down and open up.  Also motion sensors inside the unit tied to the camera units, with notification to your phone.  Not enough units or income to offset the security setup.  If outdoor access storage, then no security or fence is normal away from large metro areas.

Revenue:  Again adjust to your local.

$32,000  60 units at $50 at 90% occupancy

$5,000   Outside storage  15 slots at $30 at 90% occupancy

Expenses:

????????Property tax

???????Insurance

???????Internet/Electric

Will leave the financial analysis to you.  Adjust above figures as needed.

@Chris Horton

Did some further research on the last location above.  Your going to have to move fast on a 1031 which is bad.  Normally I say if you have to make a quick decision, don't do it.  In your case you would take the tax impact and have less to invest.

Follow up notes:

1.  Didn't realize the same people have another location for sale.  Recommend you don't look at it.  Its further out of town and its on the same road or market as you.  If you do offer, only offer 1/3.

2.  This is an aerial google inventory.  You would need to do with boots on the ground.  Took an inventory of locations/units.

268/150/50/150/175/60= 853.  This includes the one we are looking at.

3.  Again rough market is  980 for a town of this size.  Rough count is 853.  Need 127 more units in town.  Of the other 4 large competitors they are all "built out" except for one and its remaining ground is more of a triangle and not as good to build.  The rest would need to buy more ground.  Thus they are not likely to expand.

4.  All the major competitors are South of I44, away from most of the homes.  Both the location above and if you got a location to the north or east, would out position them from the population.

5.  Notice Union Pacific runs through the town near the population side.  Please, Please read my post on "Zoning I-3 right?"  Even if it is not for sale, its for sale.  Look for 2 acres minimum.

6.  Look around the intersection of Highway 62 and 277.

7.  Since you have to move fast; if you were to do the deal, I would put all of your money into the unit for sale.  Due to  1031 time.

8.  With the same commercial bank and SBA, I would then use your first location to collateralize "building" a second location in the above areas.  Do a Construction loan which would need to be a SBA 7 versus 504.  You just don't have time to swing two deals or loans with your 1031 timing.

I know I said we would look at a third location, but with your short 45 day 1031 timing.  Could look at some more, but this looks great.  Don't pay their price though, its okay from a Cost to build standpoint, but they are not generating enough cash flow.  

Recommend you look at other types of investment.  You always want to be able to Walk Away from a deal.  

If you need more info let me know. 

Action items;

1.  Look at all facilities in town.

2.  Tour with realtor the locaiton.

3.  Get zoning map

4.  Get Planned development map

5.  Get zoning rules.

6.  Talk with your banker and start your loan process, even though you don't have a property identified.  Start pulling your documents together.  Mention SBA 7 or 504.

Good luck.

Normally I say "Start small and make your Big Mistakes Early."  In your instance your on a 1031 timeline.  Also you already have the amount of money pre-defined.  Since these are Existing locations, you have less risk versus doing a build out.

@ Seth Eaton

Thanks for the comment.  I'm a food guy.  If you get a chance please have fajitas at Cadillac Bar and Grill and send attach a picture here.  It's been 30 years, but still remember it.

Thanks.

Talk with your tax person about the rehab

Expensing is about consistency in treatment (capitalizing or expensing) and magnitude

Consistency- don’t keep flipping back and forth on your approach year to year

Magnitude-  if $700,000 complex and you do $50,000 repairs, expense. If it’s an addition capitalize.  

Segregation. If a rehab or addition can you segregate the costs down to either smaller amounts or different types of costs?  Example. Paint, rug, toilets, showers. Break them out versus one large project.  Then expense

Write-off. If your replacing your roof see if you can write-off that portion of the preexisting asset or home.  Again, talk with your tax person.  It’s about consistency and documenting your approach. 

above  "hear" is "here".  Typing quick.

Location 2:  Chichaska, Ok  Loopnet   $1,000,000

Cost to build: Change this based on your local info.

$180,000 6 acres  $30,000 per acre

$560,000  175 "Equivalent 10 x 15/20" units; at $3,200 per constructed

$   5,000   Very little fencing needs a $25,000 auto gate system; another $25,000 fence in back.

$ 10,000 electric

$ 0 No security that I see. Need $15,000 invested, plus internet so you can watch.

$150,000  Concrete roads

$905,000 New construction. Again, change these figures based on your local knowledge.

Revenue Stream: Again verify with real estate agent

$14,875  This location is off the track and old. Assume $85 per unit; 175 unit average

x 12 Months

x 75% Occupancy

$133,000 revenue per year

Expenses:

$ 500 Mow grass

$ 500 Clear snow

$2,000 Electric

$1,000 Other- internet, management software

$40,000   on site manager

$44,000 Total per year.

$89,000 Before Tax or Depreciation or interest

$67,000 After taxes. Rough calc

Lets say these were our numbers. You refine them.

My target is a 20 year amortization bank loan, with an 8 to 12 year payback. Thus we are always in a cash flow position.

Lets say 10 year payback; with $67,000 cash; my offer would be $670,000.

Deal thoughts:

1. Doesn't meet my goal of $670,000 at their asking price of $1,000,000

2. Validate 75% occupancy and average rental rate I used one of their competitors on Sparefoot

3. Check Sparefoot. They don't use it, thus we can get marketing up really quick.  Haven't raised prices in 5 years, more revenue.

4. I would offer them $700,000. Been on the market since April.  If they want more like their $1,000,000 number. Then counter with $600,000 cash and the rest zero interest in 5 years. Make sure your finance company if any is okay. Since your 1031 money isn't enough.  You need to be lining up your banker.  Again look at my post on Broad Finance discussion to pick your banker.  Get your last three tax records copied and any of your loan documents and pay stubs.

5. Realize you need to invest about $40,000 to get up to speed. Auto gate, security. You need this to manage from afar.

6. Its at the edge of town, but on a major thoroughfare.   Easy to find.  Next to the major populations.  From the West side.  Most of the competition will probably be to the east and south along the interstate.  Your closer to the population.

7. I love the property because of the bare ground 4 acres. You can add more storage and RV/Boat storage. This is cheaper since all of the land, fence, gate, etc is already done.

This is bigger and closer to your $250,000 1031 number.  25% of $1,000,000 asking price.  Fits a commercial loan.

Like this one a lot.  Low occupancy, this can be increased quickly using sparefoot.  Good location next to population.  On major thorough fare.  Extra ground.  Population 16,352 = 980 unit market.  They have 175.  Get on Google earth and locate and count other units.  Make a list of all storage in that town.  Go take an inventory of the number and sizes of units.  Also the locations.  So you can look at them strategically on the map.

Your on a 1031 clock.  Jump in a car.  Get with the realtor.  Stop at every storage location in town and check them out.  Tell them your re-doing your house this fall and are planning for storage.  Get rates and check out their operations.

"Don't Make an Offer"

Look thru my posts. Look at the logic. Go see the site with the realtor- get your deal making jitters out of the way.

@Chris Horton

Thanks for the PM.  I'm going to walk you through a couple scenarios so you can get a handle on this.  "Do not" buy any of the ones we discuss it is just for discussion purposes.  We will do this fast since your on the clock.  You have the benefit of everyone hear seeing what I am having you do, so you can get their opinions also.

Step:

1.  Finance- read my broader Finance discussion.  First lets narrow down the price range before we go looking.  Cash in hand $250,000.  SBA loan with 10% collateral means $2,500,000 project.  Commercial loan with 25% collateral means $1,000,000 project.  SBA loans can take a while.  Make sure of your 1031 timelines.  a.  Identify property dates; b. Close timeline; etc.

2.  Will they come?  Read my marketing post.  I'll give you the magic answer; But do not trust me.  You do what I note in the post and validate the next factor.  "6 units per 100 people".  When we look at some of these locations or towns, get the population example:  10,000 people / 100= 100 x 6= 600 unit market.  I developed this factor and have used it on all of our location decisions.  Key is are your people the same as my people?  Divorce, death, fire, flood, tornador, redo basements, parent die?  Same life events.  Same need for storage.

3.  Read my post "Storage Startup checklist 101".  Make this your own task list.  Use this to identify any hiccups.  Example:  Do you need a Storm retention pond.  Fire sprinkler.  Bathroom.  Etc.

Read the above and ask me questions.

Lets start.

There is a storage location near you in Tulsa for sale.  Lets develop an offer price, based on cost to build and then Revenue stream.  You need to decide what type of return you are looking for.  This will determine the price you are willing to pay.

Loopnet- Tulsa Asking $187,500

Cost to build:  Change this based on your local info.

$   50,000       2 acres

$115,000       36 "Equivalent 10 x 15/20" units; at $3,200 per constructed

$  25,000        2 acres fence with swing gates, not a $25,000 gate system

$           0        No electric set up that I see, just nightlights.  Need $10,000 invested.

$           0        No security that I see.  Need $10,000 invested, plus internet so you can watch.

$           0         Need rock for road $5,000

 $190,000         New construction.  Again, change these figures based on your local knowledge.

Revenue Stream:  Again verify with real estate agent

$ 2,160        This location is off the track and old.  Assume $60 per unit; 36 unit average

x      12        Months

x  90%          Occupancy

$23,000        revenue per year

Expenses:

$   500        Mow grass

$   500        Clear snow

$1,000         Electric

$1,000         Other- internet, management software

$3,000         Total per year.

$20,000       Before Tax or Depreciation or interest

$15,000     After taxes.  Rough calc

Lets say these were our numbers. You refine them.

My target is a 20 year amortization bank loan, with an 8 to 12 year payback.  Thus we are always in a cash flow position.

Lets say 10 year payback;  with $15,000 cash;  my offer would be $150,000.

Deal thoughts:

1.  Doesn't meet my goal of $150,000 at their asking price of $187,500

2.  Validate 90% occupancy and average rental rate

3.  Check Sparefoot.  They don't use it, thus we can get marketing up really quick.

4.  I would offer them $150,000.  If they want more like their $187,500 number.  Then counter with $120,000 cash and the rest zero interest in 5 years.  Make sure your finance company if any is okay.  If your 1031 money wasn't enough.

5.  Realize you need to invest about $50,000 to get up to speed.  Auto gate, electric, security, road.  You need this to manage from afar.

6.  I don't like this property because it is off the beaten path.  Away from the major populations. 

7.  I love the property because of the bare ground.  You can add more storage and RV/Boat storage.  This is cheaper since all of the land, fence, gate, etc is already done.

If I lived in the same town, I would make an offer of $125,000 and then walk away.

Look thru my posts.  Look at the logic.  Go see the site with the realtor- get your deal making jitters out of the way.  

"DON'T make an Offer".

If you could describe the property in more detail.  

To answer your question in general, how task specific is the building?   These can be pro and con:

Truck docks, bump docks

Overhead cranes

Ventilation

Zoning rules allowances

Electric setup

Paint booths

Parking outside

Storage outside

New building- disregard.  Asbestos, soil contamination, lead paint, other epa

Floor load, what uses can it handle.  If it’s new look for cracks

Roof????

Something is wrong. 

Don’t think you have Self Storage insurance.  Auction,sales, lockout coverage is standard coverage in specific Self Storage policies  Call Ponderosa Insurance.  Sorry BP won’t let me put phone number. All they do is Self Storage policies.  Also you need to offer your customers insurance.   This is more step you don’t get sued, since you offered them an insurance product.  Should be part of your rental contract.  They either buy or decline.  Check with your Self storage software company.  They usually offer insurance so it is integrated with the software system.  Otherwise you have to maintain another management system, which you and your customers don’t want to do.

You cannot insure customer goods, since you have no ownership interest. Either I’m hearing you wrong or you need a new property manager who does self Storage.

Call Ponderosa and talk with them.

Make sure you over insure to cover clean up cost.  Also make sure your personal property has enough coverage at your site   

Good luck  

@John West

Recommend you clean up park and tenants first, before financing concerns. Or trying to bring in more units.  

Reach out to your mobile home broker in Maine.  They do “in park”,but tell them your looking for trailers to move in.  I would also ask them to visit and do an “audit/recommendation” list to improve your site.  They already know what sells (refi).  

Talk with your trailer dealer.  Ask if possible to do personal guarantee on mobile home purchases subject to contractual ties to them using the park.  Check on insurance coverage for owner damage to the units. Also ask them for repo units.  Get financing from them, interest only or zero down financing.

Check on section 8 renters from your local veterans support group.  Tie electric and service fees into the rental price.  This way you get their full funding.  Do multiple renters per unit.  Try for $1,500 per unit.

My mom wanted a trailer park.  15 units.  My brother and I were digging water and sewer lines all summer.  Then we had to build/pour concrete parking.  Then we built wood porches.    I hate trailer parks.