# Self-Storage Broker Opinion of Value Template (Markdown)

Free Self-Storage Broker Opinion of Value structure from IntellCRE (intellcre.com/models/self-storage-broker-opinion-of-value-template/). Anything in [square brackets] is a placeholder to replace with your own facts. Nothing here is real property data.

How to use: paste this into Claude, ChatGPT, Gemini or any assistant together with your deal facts, or fill it in by hand and paste it into your own document.

Skip the typing: IntellCRE builds this from your deal documents. Try it, free to start: https://app.intellcre.com/register

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## 1. Executive Summary: Price Estimate

- **Concluded value, low, high, effective date:** [ ]
- **Price per net rentable SF:** [ ]
- **In-place cap rate:** [ ]
- **Physical occupancy:** [ ]
- **Economic occupancy:** [ ]
- **Street rate vs in-place rate:** [ ]
- **Ancillary income:** [ ]

## 2. Property Overview and Photos

- **Net rentable SF and unit count:** [ ]
- **Climate-controlled share:** [ ]
- **Year built / expanded:** [ ]
- **Site acreage and expansion land:** [ ]
- **Management software and access control:** [ ]
- **Tenant insurance or protection plan:** [ ]

## 3. Unit Mix and Occupancy by Size

- **Unit size:** [ ]
- **Type (climate / drive-up):** [ ]
- **Count:** [ ]
- **Occupied:** [ ]
- **Street rate:** [ ]
- **In-place rate:** [ ]
- **Delinquent:** [ ]

## 4. Sale Comps Summary and Detailed

- **Columns:** Net rentable SF, Units, Sale price, Price per NRSF, Cap rate, Occupancy at sale, Year built

## 5. Rent Comps Summary

- **Columns:** Facility, Unit size, Type, Street rate, Rate per SF, Promotions

## 6. Income and Expenses

- **Current and proforma:** [source and period]

## 7. Valuation Approach and Reconciliation

- **Method:** Income approach on stabilized NOI with occupancy, street-rate and in-place-rate analysis, cross-checked with price per net rentable SF; separate in-place and stabilized value when the facility is in lease-up.
- **Weights and range:** [ ]

## 8. Market Overview

- **Supply of storage SF per capita:** [Value; source and date]
- **Competing facilities within 3 miles:** [Value; source and date]
- **Market street rates:** [Value; source and date]
- **Population and household growth:** [Value; source and date]
- **Renter and mover share:** [Value; source and date]
- **Traffic count:** [Value; source and date]

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## Drafting rules

- Use only facts the user supplied. Never invent property data, tenants, statistics, comps or quotes.
- If a fact is missing, write [TBD: what is needed] in its place.
- Every market statistic needs its source and date as given by the user; otherwise mark it [TBD: source and date].
- Show arithmetic for any figure you derive and flag it as calculated.
- Write in plain, factual US English. Avoid unsupported superlatives.
- Avoid this self-storage mistake: mixing physical and economic occupancy.
- Avoid this self-storage mistake: quoting street rate as if existing customers pay it.
- Avoid this self-storage mistake: counting tenant insurance income without agreements.
- Avoid this self-storage mistake: skipping unit mix by size.
- Apply only the adjustments and cap rates the user supplies; if none are given, ask.
- State that a BOV is not an appraisal and is not a substitute for one where an appraisal is required.
- Leave confidentiality and disclaimer text as [Insert the brokerage's counsel-approved language].