Self-Storage Facility Valuation Multiples (2026)
Self-storage is a top-tier SMB asset, with REITs paying premium multiples. High-occupancy facilities with strong climate-controlled mix in growth markets reach 3.0× revenue and 10× EBITDA.
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Premium drivers
- ↑Occupancy > 90%
- ↑Climate-controlled units > 30%
- ↑Owned real estate in growth market
- ↑Modern access / management software
Discount drivers
- ↓Occupancy < 80%
- ↓Aging facility / required CapEx
- ↓Limited climate-controlled units
- ↓Stagnant market
Who buys self-storage facility?
Self-storage REIT (Public Storage, Extra Space, CubeSmart), PE-backed platform, or family office
Typical timeline + revenue band
- Days to close: 90–210
- Revenue band these multiples apply to: $500K–$3.00M
- NAICS: 531130 (Other)
5 levers that lift your Self-Storage Facility multiple by 30-50%
- 1Lock in recurring revenueConvert the top of your self-storage facility revenue stack into multi-year contracts, retainers, or auto-renewing subscriptions. Buyers pay 25-40% more for revenue they don't have to re-win every quarter.
- 2De-risk customer concentrationAim for no single customer above 15% of revenue. If you have a > 25% client, get them on a multi-year master services agreement before going to market.
- 3Document the business out of the ownerSelf-storage REIT (Public Storage, Extra Space, CubeSmart), PE-backed platform, or family office will discount aggressively for any function that lives in the owner's head — sales, key vendor relationships, pricing, hiring. Run the next 90 days like the owner is on a 6-week vacation.
- 4Clean up the financialsGet a Quality of Earnings-ready trailing 12 months: GAAP-aligned, owner add-backs documented, no commingled personal expenses. This alone moves the multiple 0.5-1.0× upward in this category.
- 5Match the deal to the right buyer poolPE-backed roll-ups, strategic acquirers, and ETA buyers compete on different terms. List with someone who has run a process for self-storage facility acquisitions — generic SMB brokers will leave 20%+ on the table.
FAQ — Self-Storage Facility valuations
What's a typical self-storage facility valuation multiple?▾
Typical self-storage facility valuations land near 4× SDE, 8× EBITDA, or 2× revenue. Strong operators reach 5× SDE / 10× EBITDA / 3× revenue, while weaker operators stay closer to 3.5× SDE / 6.5× EBITDA / 1.5× revenue.
How long does it take to sell a self-storage facility?▾
Most self-storage facility deals close in 90–210 days from listing. Strong operators with clean financials and a documented buyer pool close on the lower end.
Who buys a self-storage facility business?▾
Self-storage REIT (Public Storage, Extra Space, CubeSmart), PE-backed platform, or family office
What pushes a self-storage facility valuation to the high end?▾
Occupancy > 90%. Climate-controlled units > 30%. Owned real estate in growth market. Modern access / management software.
What forces a discount when selling a self-storage facility?▾
Occupancy < 80%. Aging facility / required CapEx. Limited climate-controlled units. Stagnant market.