# Self-Storage Offering Memorandum Template (Markdown)

Free Self-Storage Offering Memorandum structure from IntellCRE (intellcre.com/models/self-storage-offering-memorandum-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. Intro

- **Cover Page:** [Property name]; [Address]
- **Presented By:** [Brokerage]; [counsel-approved disclaimer]

## 2. Executive Summary

- **Price estimate:** [$]
- **Price per net rentable SF:** [ ]
- **In-place cap rate:** [ ]
- **Physical occupancy:** [ ]
- **Economic occupancy:** [ ]
- **Street rate vs in-place rate:** [ ]
- **Ancillary income:** [ ]
- **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. The Asset

- **Property Overview:** [Description]
- **Photos and Area:** [Captions; area description]
- **Points of Interest:** [List with distances]

## 4. Unit Mix and Occupancy by Size

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

## 5. Rate History and Revenue Management

- **Metric:** [ ]
- **Current:** [ ]
- **12 months ago:** [ ]
- **Notes:** [ ]

## 6. Financials

- **Income and Expenses / Development Budget:** [Current and proforma; source and period]
- **Assumptions:** Stabilized occupancy, Street rate growth, Rate increases on existing customers, Ancillary income growth, Marketing spend, Exit cap rate

## 7. Sale Comparables

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

## 8. Rent Comparables

- **Rent Comps Summary:** Facility, Unit size, Type, Street rate, Rate per SF, Promotions

## 9. 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]

## 10. Advisory Bios and Contact Us

- **Advisors:** [Name, title, license, contact]

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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.
- Leave confidentiality and disclaimer text as [Insert the brokerage's counsel-approved language]; do not write legal text.