13 institutional-quality Excel templates for self-storage acquisitions, development, operations, and financing. Built by operators who've closed real deals — not academics who teach theory.
You've seen them — generic pro formas with placeholder numbers, missing half the line items that actually matter, built by someone who Googled "self storage cap rate" and called it a day.
Every template in this toolkit was built from actual deals — acquisitions we've closed, facilities we've operated, developments we've built. The models reflect how real operators think about self-storage.
Download the One-Page Pro Forma — a single-sheet Excel model that sizes up any self-storage deal in minutes. Revenue, expenses, debt service, cap rate, cash-on-cash, DSCR, and a Go/No-Go checklist — all on one page.
Used by operators to quickly filter opportunities before spending time on full underwriting.
Instant download — just enter your email at checkout.
Download Free →No credit card required. We'll also send you occasional tips on self-storage underwriting.
We don't care what a facility is doing today. We care about what it'll do at stabilization under your management. That's what determines your basis and your yield.
If the deal doesn't pencil at today's rents, it doesn't pencil. Period. Rent growth is upside, not the base case. Our models reflect that discipline.
Strip away the jargon and a pro forma is just a budget. Revenue in, expenses out, what's left over. Our tools keep it that simple and that clear.
That's our cap rate rule. If you're borrowing at 6%, you're buying at 8%+ going-in yield on your stabilized basis. Simple, conservative, and it works.
Buying is the easy part. The money is made in revenue management, rate optimization, and operational efficiency. That's why this toolkit includes operational tools, not just models.
A one-page model that you understand and trust beats a 30-tab monster you're afraid to touch. Every tool in this kit is designed to be used, not admired.
10-year hold analysis with monthly cash flows, debt sizing, sensitivity tables, and IRR/equity multiple calculations. The core model for evaluating any self-storage acquisition.
Ground-up development model with construction budget, lease-up projections, draw schedules, and stabilized yield analysis. Know your cost basis before you break ground.
Multi-tier promote structure with preferred return, catch-up, and profit splits. Model LP/GP economics for any self-storage joint venture or syndication.
Track competitor rates by unit size, compare your pricing to market, and identify revenue opportunities. Mystery shop your competitors with structure.
324 line items across 6 tabs — checklist, physical inspection scoring, document tracker, issue log, and DD timeline. Never miss a red flag.
93-item checklist, lender comparison matrix for 5 lenders, built-in loan sizing calculator, and submission tracker. Get your loan package right the first time.
6 tabs: unit rate manager, rate increase tracker, monthly revenue dashboard, auction/lien log, concession tracker, and comp rate survey. Maximize every dollar of revenue.
Print-ready PFS with assets, liabilities, net worth, income, and a Schedule of Real Estate. The document every lender asks for, already formatted and formula-driven.
Ready-to-use Letter of Intent template with all standard self-storage acquisition terms, contingencies, and seller-specific provisions pre-drafted.
Clause-by-clause checklist for reviewing a Purchase & Sale Agreement. Know what to negotiate, what to push back on, and what's standard.
Room-by-room, system-by-system inspection guide for self-storage walk-throughs. Photo documentation prompts and condition scoring included.
Comprehensive reference guide covering every step of a self-storage acquisition — from sourcing to closing. Your operating manual for getting deals done.
Quick-look pro forma with revenue, expenses, debt sizing, returns, sensitivity analysis, and a Go/No-Go checklist — the entire deal on one page.
The four documents you need before you analyze your first deal. If you upgrade to a bundle later, we'll credit the $67 toward your purchase.
Instant download · Excel + Word files
Yes. All Excel templates can be opened and used in Google Sheets. Some advanced formatting may render differently, but all formulas and calculations work. We recommend Excel for the best experience, but Google Sheets works fine.
These tools were built by active self-storage operators and investors who use them on real deals. We've chosen to let the tools speak for themselves rather than trade on personal brand. Download the free One-Page Pro Forma and judge the quality firsthand.
One-time purchase. You own the files forever. No subscriptions, no recurring charges, no "credits" that expire. Buy once, use on every deal you ever analyze.
Absolutely. These are unlocked Excel and Word files — no password protection. Add columns, change formulas, rebrand them for your company. They're yours to customize however you need.
Great — you'll be able to compare approaches and see if you're missing anything. Most operators find that these templates catch line items they hadn't considered, especially on the operational side (tenant insurance income, lien revenue, rate optimization). The DD Checklist and Loan Package tools alone are worth the bundle for most buyers.
Since these are digital downloads, we don't offer refunds after purchase. That's why we offer the free One-Page Pro Forma — download it first, see the quality of our work, then decide if the full toolkit is right for you.
Start with the Starter Pack ($67). It includes the Acquisition Wiki which walks you through the entire process, plus the One-Page Pro Forma and the Market Rent Comp Tool. When you're ready to go deeper, upgrade to a full bundle and we'll credit your $67.
These templates are specifically built for self-storage — the revenue lines, expense categories, unit mix assumptions, and operational metrics are all storage-specific. Some tools (like the PFS, JV Waterfall, and Loan Package Checklist) apply to any CRE deal. We may expand to other asset types in the future.
Every day you spend building your own tools from scratch is a day you could spend analyzing real deals. Get the toolkit and move faster.