What is the typical operating structure for self-storage facilities?

The typical operating structure for self-storage facilities is as follows:

On-site Manager: Some self-storage facilities have an on-site manager who is responsible for day-to-day operations, including customer service, rent collection, and maintenance.

Owner/Operator: Some self-storage facilities are owned and operated by individuals or small companies. These owners are responsible for all aspects of the business, from marketing and leasing to maintenance and bookkeeping.

Third-Party Management Company: Some self-storage facilities are owned by investors and managed by third-party companies that specialize in self-storage management. This structure allows the owners to focus on investment and financing, while the management company handles the day-to-day operations of the facility.

Publicly Traded Companies: Some self-storage facilities are owned by large publicly traded companies that operate multiple facilities across the country. This structure allows for economies of scale and the ability to leverage best practices across multiple locations.

The operating structure of a self-storage facility will vary based on the size, ownership structure, and location of the facility. The most important factors in determining the operating structure are the owner's goals, available resources, and the level of management experience and expertise they have in the self-storage industry.

What are the most important factors in buying a self-storage facility?

The most important factors in buying a self-storage facility are:

Location: The location of the self-storage facility is critical in determining its success. Factors to consider include population density, economic conditions, competition, and accessibility.

Occupancy and Rent Rates: The occupancy and rent rates of the facility will have a direct impact on its revenue and profitability. It's important to research the current and projected market conditions to determine the potential for growth.

Operating Costs: The operating costs for a self-storage facility include utilities, insurance, maintenance, marketing, and management. It's important to have a clear understanding of the operating costs before purchasing a facility, to ensure that the revenue from the facility will be sufficient to cover these costs and generate a profit.

Physical Condition: The physical condition of the self-storage facility is also an important factor to consider when buying. Factors to consider include the condition of the buildings and grounds, security features, and any necessary repairs or upgrades that may be required.

Legal and Regulatory Environment: The legal and regulatory environment of the self-storage industry can vary widely by location. It's important to research and understand any local zoning, permitting, and licensing requirements before buying a facility.

Management Team: The management team is critical to the success of the self-storage facility. It's important to have a clear understanding of the management structure, experience, and skills of the current management team, or to consider hiring a management company if necessary.

Financing Options: The financing options for a self-storage facility can vary widely depending on the type of facility, its size, location, and financial condition. It's important to research and understand the financing options available and to work with a lender that has experience in the self-storage industry.

What are the most important factors in selling a self-storage facility?

The most important factors in selling a self-storage facility are:

Occupancy and Rent Rates: High occupancy and rent rates are crucial in attracting potential buyers. A well-maintained facility with high occupancy and rent rates will be more appealing to potential buyers and will likely command a higher sale price.

Physical Condition: The physical condition of the facility is also an important factor in attracting potential buyers. A well-maintained facility with modern security features and a clean and attractive appearance will be more appealing to potential buyers.

Location: The location of the self-storage facility is a crucial factor in attracting potential buyers. A facility in a high-density, growing population area with a strong local economy will be more attractive to potential buyers.

Financial Performance: The financial performance of the self-storage facility is critical in attracting potential buyers. A facility with a solid history of profitability, with consistently high occupancy and rent rates, will be more attractive to potential buyers.

Market Conditions: The market conditions for self-storage facilities can impact the sale of a facility. Understanding the current market conditions and the outlook for the self-storage industry is crucial in determining the sale price of a facility.

Legal and Regulatory Environment: The legal and regulatory environment of the self-storage industry can impact the sale of a facility. Understanding any local zoning, permitting, and licensing requirements is crucial in determining the sale price and attracting potential buyers.

Marketing Strategy: A well-designed marketing strategy that effectively showcases the strengths of the self-storage facility can be critical in attracting potential buyers. Utilizing online and offline marketing techniques to reach a wide audience can increase the chances of a successful sale.

Representation: Engaging a knowledgeable real estate broker with experience in the self-storage industry can be very helpful. An experienced broker can help market the facility, negotiate the sale price, and handle the legal and regulatory aspects of the sale process. Alternatively, selling direct to buyer can avoid the need for a broker, save money, save time, and be even more convenient than working with a broker.

What sort of fees do self storage syndicators collect?

Self-storage syndicators typically collect the following fees:

Acquisition fee: A fee charged by the syndicator at the time of acquisition, usually a percentage of the total acquisition cost.

Property management fee: A fee for managing the day-to-day operations of the self-storage facility, typically a percentage of the monthly revenue.

Asset management fee: A fee for overseeing the overall performance of the investment, typically a percentage of the monthly revenue or net operating income.

Development fee: A fee for overseeing the construction and development of a new self-storage facility, usually a percentage of the total development cost.

Disposition fee: A fee charged by the syndicator at the time of sale of the facility, usually a percentage of the sale price.

Performance fee: A fee based on the performance of the investment, usually a percentage of the returns generated by the investment.

Capital calls: A fee charged to the investors to cover unexpected expenses or to provide additional funds for the operation of the self-storage facility.

It's important to note that the fees and their structure vary from syndicator to syndicator and from investment to investment, so it's important to carefully review and understand the terms and fees associated with any self-storage investment opportunity.

What is the difference between a limited partner (LP) and a general partner (GP) in real estate syndications?

In a real estate syndication, the limited partner (LP) and the general partner (GP) are two distinct roles that are critical to the structure and operation of the investment.

Limited Partner (LP): The limited partner is an investor in the syndication who provides capital to the investment. They have limited liability, meaning they are only responsible for the amount they invested and are not responsible for the day-to-day operations of the investment. They receive a share of the profits and distributions, but they do not have a say in the decision-making or management of the investment.

General Partner (GP): The general partner is responsible for the day-to-day management and operation of the investment. They have unlimited liability, meaning they are responsible for any debts or obligations incurred by the investment. They are also entitled to receive a portion of the profits and distributions, but their primary role is to manage the investment and make decisions on behalf of the limited partners.

In a typical real estate syndication, the GP is usually a professional real estate developer or management company that has the expertise and experience to manage the investment effectively. The LP is usually made up of individual investors who want to invest in real estate but do not have the expertise or experience to manage the investment themselves. The GP and LP work together to achieve the investment goals and maximize returns for the limited partners.

What is the difference between Reg D 506(b) and 506(c) syndications?

Reg D 506(b) and Reg D 506(c) are two different exemptions from SEC registration requirements for private offerings. The main difference between the two is the method of marketing and advertising the investment to potential investors.

Reg D 506(b): Reg D 506(b) allows companies to offer and sell securities to an unlimited number of accredited investors and up to 35 non-accredited investors, but with some restrictions on advertising and general solicitation. In other words, under 506(b), companies cannot use publicly accessible means (e.g. advertisements, public websites) to advertise their investment offerings, but they can approach potential investors through personal and other non-public means.

Reg D 506(c): Reg D 506(c) allows companies to engage in general solicitation and advertising of their investment offerings, but requires that all investors be accredited. In other words, companies can use publicly accessible means to advertise their investment offerings, but they must take reasonable steps to verify that all investors are accredited before accepting their investment.

In general, Reg D 506(c) is considered a more flexible option for companies looking to raise capital, as it allows for a wider range of potential investors and greater marketing and advertising flexibility. However, the requirement to verify that all investors are accredited can add additional administrative costs and responsibilities to the investment process.

What is the difference between internal rate of return and cash return on investment?

Internal Rate of Return (IRR) and Cash Return on Investment (ROI) are two commonly used financial metrics for evaluating real estate investments, but they measure different aspects of investment performance.

Internal Rate of Return (IRR): IRR is a measure of the profitability of an investment and is expressed as a percentage. It calculates the rate at which an investment’s expected cash flows equal its initial investment. IRR takes into account the timing and magnitude of all expected cash flows, both positive (e.g. rental income) and negative (e.g. operating expenses), to arrive at a single, annualized rate of return.

Cash Return on Investment (ROI): ROI is a measure of how much money an investment has earned relative to its cost. It is expressed as a percentage and is calculated by dividing the investment’s net cash flows by its initial cost. ROI measures only the amount of cash generated by an investment and does not take into account the timing of cash flows.

In conclusion, IRR provides a comprehensive measure of the investment’s performance over time, including the reinvestment of cash flows, while ROI provides a simple and straightforward measure of the investment’s cash return. Both metrics are useful for evaluating real estate investments, but the choice of which metric to use will depend on the specific investment goals and circumstances of the investor.

Which real estate asset class performs best in a recession?

It is difficult to determine which real estate asset class will perform best during a recession, as real estate markets are influenced by many factors, including the overall economy, local market conditions, and the specific asset type. However, the following 4 asset classes are generally considered to be more resilient during a recession, with one clear winner.

Essential use properties: Properties with essential uses such as supermarkets, drug stores, and grocery stores tend to be more resilient during a recession as people still need to purchase necessities even during tough economic times.

Multi-Family Housing: The demand for rental housing typically remains relatively stable during a recession, making multi-family housing a relatively safe investment during tough economic times.

Industrial Properties: Industrial properties such as warehouses and distribution centers are often less affected by a recession, as the demand for goods and services continues even during a downturn.

Self-Storage: Self-storage facilities are considered to be the most recession resilient real estate asset. People may need to store their belongings due to downsizing or other economic factors. Historically, self storage has performed the best of any real estate asset in recessions. From 2007-2009, self-storage dropped -3.8% in comparison to the S&P’s -22.0%. This was the smallest drop of any real estate asset class. Self storage had some of its best performing years during the COVID-19 Pandemic when some other real estate asset classes performed poorly. According to Trepp, a Commercial Mortgage Backed Securities research firm, of the 1,700 CMBS loans made to self storage in the first 3 quarters of 2020 only 3 were delinquent– that is a 0.17% delinquency rate . During the same time multi-family was defaulting at a rate 1,800% higher or 18x that of self storage. Self storage has the highest return on investment in comparison to any other real estate asset class. From 1994-2017, storage returned an annual average of 17.43%. Based on that annual average, $100,000 invested in 1994 would be over $4,000,000 today.

It is important to note that real estate performance during a recession can vary widely depending on the specific asset and market conditions. Additionally, a recession can result in a decrease in property values, which may impact real estate investors negatively. It is always advisable to conduct thorough research and consult with a professional before making any real estate investment decisions.

What questions should I ask a syndicator?

If you are considering investing in a real estate syndication, it is important to thoroughly vet the investment opportunity and the syndicator. Here are some key questions you should consider asking:

What is your track record and experience in the real estate industry?

What is the investment strategy for the specific property or portfolio?

How is the investment structured and what are my potential returns?

What is the timeline for the investment and expected exit strategy?

How will capital be raised and how will investor funds be used?

What is the risk profile of the investment and how is risk being managed?

Who will be responsible for managing the property and what is their experience?

What is the plan for addressing potential challenges or market downturns?

How will distributions and profits be allocated and paid to investors?

What is the fee structure for the syndicator and any other third-party providers?

What is the current market demand for the specific property type and location?

Are there any potential liabilities or concerns that the syndicator is aware of?

It is important to thoroughly research the investment opportunity and the syndicator, and to consult with a financial advisor before making any investment decisions.