BreakThru Realty

For Owners

Sell Your Self Storage Facility in Florida

Buyers pay for the income you can prove. Show them every dollar of it.

You built or bought a self storage facility, filled it, and now you are weighing a sale. Storage buyers are specialists. They will read your management reports line by line and price the facility on what those reports prove. Prepare the evidence first and the price follows.

Review Buyer Interest in My Commercial Property · (786) 914-1017

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Your first step: Commercial Property Value and Buyer Match Review

Start With a Commercial Property Value and Buyer Match Review

Investors and owner users price your building three ways: against the competition, against closed sales and on its income, and the investor who buys it may already be working with BreakThru Realty. The review shows you all three prices, where they meet, whether the property fits the acquisition requirements investors have given us, and the ways to sell that fit your timing and your tax position.

What you receive

  • A check of the property against the acquisition requirements investors have given us: location, asset type, budget, occupancy, income and return, with no investor named
  • A broker's opinion of value from closed sales, competing listings and, for an income property, the rent roll and the cap rates buyers are paying
  • The documents buyers and lenders will ask for, and which to prepare before listing
  • Disposition options: open market sale, confidential sale, sale leaseback or a 1031 exchange, with the tradeoffs
  • The buyer profile for your property type and how we would reach it
  • A written summary of the figures behind the opinion, with an estimate of your proceeds where the figures you share allow one

What happens next

  1. Tell us the address, the property type and how the building is occupied.
  2. A commercial agent pulls the closed sales and the competing listings, checks the investor requirements on file and prepares the review.
  3. We call within one business day to walk through it.
  4. You decide whether, when and how to sell.

Free and confidential. It is a broker's opinion of value, not an appraisal, and we never publish an estimate for a specific property. A potential investor match is a conversation, not an offer, and no investor learns about your property without your consent.

Review Buyer Interest in My Commercial Property · How commercial property is valued

What Sets a Storage Facility's Value

A self storage facility, which many owners still call mini storage, is valued on its net operating income and the cap rate buyers accept for comparable facilities. Buyers separate two kinds of occupancy. Physical occupancy is the share of units rented. Economic occupancy is the rent you collect compared with what the facility would earn at today's advertised rates. A wide gap between the two tells a buyer that discounts, old rates or unpaid accounts are holding income down. They also look at the unit mix, the share of climate controlled storage, and income from boat and RV storage, tenant insurance and truck rental.

Room to Grow Is Part of the Price

Land you already own that could hold more units is value a buyer will pay for, when the zoning and the site plan allow it. So is a rent roll with tenants paying well below current rates, because a new owner can raise them over time. Document both. A buyer pays more for growth that is supported by approvals and rate history than for growth described in a sentence.

Who Buys Self Storage

Regional operators adding facilities near the ones they already run, private investors who hire a management company, larger investment groups that prefer bigger facilities in bigger markets, and owner operators buying their first. Each one underwrites differently. An operator nearby may value your facility more than anyone else because it removes a competitor and shares staff.

Preparing the Sale

Print the reports from your management software: the rent roll, occupancy history, the aging of unpaid accounts and the record of rate changes. Add three years of income and expense statements, the property tax bills, the insurance policy, the survey and site plan, the zoning approval for storage use and any environmental report. Note the age of the roofs, doors, gate and camera systems. Buyers ask for all of it during due diligence.

Marketing and the Sale

A broker first checks the facility against the requirements buyers and operators working with BreakThru Realty have given us. If no buyer on file fits, the listing goes directly to storage operators and investors, along with the MLS commercial listing, this site and cooperating brokers. Financials are released only under a confidentiality agreement, so competitors, staff and tenants learn of the sale when you decide. The plan follows your objective: the highest verified price, a fast closing, or a sale timed for tax reasons.

Related Pages

Questions you may be asking

Do you already have a buyer for my building?
We say so only after a specific investor has reviewed the property and confirmed interest. The review first checks your property against the acquisition requirements investors have given us and tells you, under confidentiality, whether anything fits. If nothing does, it sets out how we take the property to the wider market.
Can the sale be kept confidential?
Yes. Financials go only to buyers who sign a confidentiality agreement, tours are by appointment, and a tenant occupied building can be marketed without disturbing the tenants. The review sets out the options and the MLS rules that apply.
What does it cost to sell?
The commission is negotiable and agreed in writing in the listing agreement before anything is marketed. Other seller costs usually include title and closing charges and Florida documentary stamp tax on the deed; your closing agent confirms the figures.
I am thinking about a 1031 exchange.
Tell us before you sign anything: the exchange has to be set up before the sale closes. The review covers the timing, and your CPA and a qualified intermediary handle the tax side.
How long will it take?
Longer than a home. Pricing, marketing, a due diligence period that commonly runs 30 to 60 days and financing all take time. The commercial market pages show how long listings like yours have been on the market today.

Request a Broker Pricing Review

On this page you can tell us: the address, the number of units and the rentable square feet, occupancy and monthly income, your timing.

Call or text (786) 914-1017 or email sales@breakthrurealty.com. A licensed BreakThru Realty agent follows up within one business day.

Your Next Commercial Buyer May Already Be Working With BreakThru Realty

Investors, owner users and business owners across Florida work with BreakThru Realty with defined requirements: the asset type, the size, the location, the price and the return they need. If you own commercial property, a broker can review it against those requirements before you list, and if no buyer on file fits, explain the marketing that reaches the rest of the market.

Before you list, a broker reviews what you own, the market around it and whether an existing buyer's requirements match. If none does, you see how we would position it to reach other qualified buyers.

Find Out If We Have Your Buyer · Discuss Selling With BreakThru Realty

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Frequently Asked Questions

How is a self storage facility valued?
On its net operating income divided by the cap rate buyers accept for comparable facilities, then adjusted for occupancy, the gap between current rents and advertised rates, and room to expand. A broker pricing review works the figure from your reports and from recent closed sales.
Should I raise rents before I sell?
Raising rents toward current advertised rates increases income, and buyers pay for income. They will check that tenants stayed after the increase. A history of increases that held is worth more than a large increase made just before listing.
Can I sell a facility that is still filling up?
Yes. Buyers price a facility in lease up on the income it should reach, less the time and cost of getting there, so the price is lower than it would be when full. The pricing review shows both figures so you can decide whether to wait.

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