Self-storage investing secrets from a 20-facility veteran operator. Learn how mom-and-pop acquisitions, seller financing, and pro storage units are creating double-digit returns in 2025.

Joe Downs, co-founder of the Bellrose Group, joins Neil and Clint to break down the massive opportunity hiding in fragmented self-storage markets. With 80% of facilities still owned by mom-and-pop operators, Joe reveals how he targets sub-30,000 square foot properties for acquisition using creative seller financing. The conversation covers cap rate shifts since COVID, why trailing 12-month NOI is currently on sale, and how niche verticals like pro storage, boat and RV parking, industrial outdoor storage, and big-box conversions are generating superior cash flow for both active operators and passive investors in syndications.

Takeaways:

The self-storage market presents immense opportunities due to its fragmentation, with 80% owned by mom-and-pop operators.
Creative seller financing strategies can facilitate acquisitions of sub-30,000 square foot self-storage facilities, enhancing returns.
Post-COVID cap rate shifts have made trailing 12-month NOI highly favorable for savvy investors seeking value.
Emerging niches within the self-storage sector, such as pro storage and outdoor vehicle parking, are becoming lucrative investment avenues.
The trend of aging mom-and-pop owners looking to sell their facilities is creating a fertile ground for acquisitions in the industry.
Self-storage investment is accessible and advantageous compared to other real estate sectors, offering lower entry costs and operational complexities.

Links referenced in this episode:

Companies mentioned in this episode:

Bellrose Group
Consumer Financial Protection Bureau
Public Storage
Extra Space
Cube Smart
Scotty Scheffler
Forbes
Storage Moguls