What is your self-storage facility worth?
An estimate built on the method Canadian buyers actually use: direct capitalization of net operating income. The math is shown, the assumptions are owned, and you get a range instead of a falsely precise number.
The site
Market tier sets the cap rate band we capitalize your NOI at.
On leased land there's no building to capitalize: what trades is the operating business, not the real estate.
Total rentable sq ft across all sites.
The numbers
Revenue actually collected, not potential rent at full occupancy.
Tenant protection, admin fees, retail, truck rental.
Percentage of rentable area that is temperature-controlled.
Optional. Leave blank and we apply 32% of effective gross income, excluding management.
Appraisers always impute a 5% management fee, even when you run the site yourself for no salary. A buyer has to fund that work.
Indicative value
Enter your rental revenue to see the range
- Effective gross income
- $0
- Operating expenses (estimated)
- −$0
- Net operating income
- $0
Indicative estimate, for information only. It is not a certified appraisal and is not financial, legal, or tax advice.
Levers
What actually moves the number
Every dollar of NOI multiplies 14 to 19 times in your valuation. Three levers move the range faster than any negotiating tactic.
Dynamic pricing
Street rates and existing-tenant increases flow straight into effective revenue. With no added expense, every point you gain lands whole in NOI.
See revenue management →Economic occupancy
The gap between physical and economic occupancy (discounts, promotions, delinquency) is the first thing a buyer opens. Closing it is worth more than adding doors.
See operations →Ancillary revenue
A well-run tenant protection program adds 5–8% to revenue at near-zero marginal cost. Roughly a third of Canadian facilities still don't offer one.
See analytics →Methodology
Our method
In North America, self-storage is valued by direct capitalization: value = net operating income ÷ cap rate. That's what certified appraisers, lenders, and institutional buyers use. Tools that apply an EBITDA multiple are importing a UK framing that doesn't describe the Canadian market.
NOI is built from revenue actually collected over twelve months, never potential rent at full occupancy, because appraisers will rarely credit more than 90% of gross potential rent. We add ancillary revenue, subtract operating expenses, then impute a 5% management fee even for owner-operators. That last step is the most commonly skipped, and the one that most inflates a self-assessment.
The cap rate comes from your market tier, then adjusts for climate-controlled mix, occupancy, square footage, and portfolio size. Every adjustment is shown in basis points in the result: nothing hides in a black box.
Common questions
Number lower than you hoped? NOI is workable.
Let's find where yours leaks: pricing, economic occupancy, collections. Thirty minutes, on your real numbers.
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