Conventional bank self-storage feasibility study sample.
A redacted 8-page excerpt from a completed self-storage feasibility study formatted for conventional bank acquisition financing — Class-B facility acquisition with reposition in a tertiary Sun Belt submarket. Radius Study (1/3/5 mile) methodology, square-footage-per-capita benchmarking, partial lease-up modeling, and bank-examiner-aligned scope. Sponsor name, exact address, and specific financials redacted.
Back to all samplesAbout this sample.
This sample is an 8-page excerpt from a self-storage feasibility study delivered for a sponsor acquiring a Class-B self-storage facility in a tertiary Sun Belt market. The original engagement was scoped to satisfy conventional bank examiner expectations from a regional bank originating the acquisition financing. The deal involved partial lease-up — the facility was at 78 percent physical occupancy at acquisition, with rent roll repositioning over 18-month stabilization — which drove additional analytical depth on lease-up modeling and tenant rollover analysis beyond what a stabilized refinance would require.
The excerpt covers the Executive Summary opening pages, the Self-Storage Radius Study showing the practice's 1/3/5 mile catchment methodology, the Square-Footage-Per-Capita Benchmarking section showing trade area calibration against national norms, the Competitive Supply Inventory showing facility-by-facility verification methodology, and the Conclusion of Feasibility certification page. Sponsor name, exact address (city and state preserved), facility name, and specific rent and occupancy values are redacted; methodology, citations, exhibit format, and certification language are preserved exactly as delivered.
The full deliverable was 86 pages. This excerpt is a representative cross-section showing the practice's actual format for conventional bank self-storage engagements.
Sample specifications
What the full deliverable contains.
The original 86-page deliverable covers eleven sections aligned to bank examiner expectations and self-storage-specific analytical conventions. The 8-page excerpt below shows pages from sections marked with "✓ in excerpt."
Full deliverable table of contents
The 8-page excerpt covers Sections 01, 04, 05, 06, and 11 — a representative cross-section showing executive summary structure, the self-storage-specific Radius Study methodology, SF-per-capita benchmarking, competitive supply inventory format, and the certification page.
Two exhibits from the excerpt.
A redacted Radius Study trade area map from Section 04, and a square-footage-per-capita benchmark table from Section 05. Both shown as visual previews; the full PDF download contains them at delivery quality.
The Radius Study is the foundational methodology for self-storage feasibility analysis. Trade area is defined as concentric rings around the subject facility (1, 3, 5 miles for urban or suburban; expanded for rural). Demographic catchment, competitive supply, and demand modeling all calibrate to the trade area definition.
| Metric | National Norm | Subject Trade Area | Variance |
|---|---|---|---|
| 1-mile SF/capita | 3.0 SF | [REDACTED] SF | [REDACTED] |
| 3-mile SF/capita | 5.5 SF | [REDACTED] SF | [REDACTED] |
| 5-mile SF/capita | 7.5 SF | [REDACTED] SF | [REDACTED] |
| NATIONAL AVERAGE | 7.0–9.0 SF/CAPITA | (reference) | (reference) |
National self-storage SF-per-capita averages 7–9 SF nationally with significant trade area variance. Markets above 9 SF/capita are typically oversupplied; markets below 5 SF/capita are typically undersupplied. The full deliverable includes year-over-year SF-per-capita trend, under-construction and planned pipeline impact, and rent variance analysis tied to SF/capita position.
These two exhibits show the analytical conventions the practice applies to self-storage feasibility. The Radius Study in Exhibit 4.1 reflects the standard self-storage trade area methodology that distinguishes self-storage feasibility from other commercial real estate asset classes — concentric trade area rings rather than drive-time isochrones or demographic catchment. The SF-per-capita benchmarking in Exhibit 5.2 calibrates the subject trade area against national norms, surfacing oversupply or undersupply conditions that drive the deal's competitive thesis. The full PDF includes additional facility-by-facility competitive supply mapping (Exhibits 6.1–6.4), demand model output (Exhibits 7.1–7.3), and the partial lease-up timeline (Exhibits 9.1–9.2).
How conventional bank scope differs from SBA scope on self-storage.
Conventional bank self-storage feasibility scope differs structurally from SBA self-storage scope in three dimensions. Bank scope is less prescriptive than SBA SOP 50 10 8 — there's no published Standard Operating Procedure that governs scope, and bank credit committee discretion determines documentation depth. Bank examiner posture (OCC and FDIC oversight) sets the broader expectations. The December 5, 2025 rescission of the 2013 Interagency Leveraged Lending Guidance lightened examiner posture without reducing core documentation expectations.
Bank scope adds three analytical dimensions that SBA scope typically doesn't require. Tenant rollover analysis surfaces the lease-rollover schedule and tenant credit profile under multi-tenant configurations — important even for self-storage given month-to-month lease structure and tenant churn dynamics. Expense escalation modeling stress-tests operating expenses under inflation and capex pressure scenarios more rigorously than SBA scope requires. Capex reserves analysis projects ongoing capital expenditure for facility maintenance, climate control system replacement, and competitive amenity upgrades — bank examiner-aligned scope addresses this explicitly.
The full deliverable in this sample reflects bank-examiner-aligned scope with these additions on top of the standard self-storage methodology (Radius Study, SF-per-capita benchmarking, competitive supply, demand modeling). For sponsors with SBA financing alongside conventional bank senior debt (the SBA 504 owner-occupied structure for self-storage operators), the bankable framework's dual-purpose scope satisfies both lenders on a single deliverable. The premium versus single-program scope is modest; the alternative of commissioning two separate studies is substantially more expensive.
Read the conventional pillar →·Read the self-storage pillar →
What's redacted in this sample.
Sponsor name, facility name, exact street address, and trade area demographic specifics are redacted to protect the original client's confidentiality (city and state of the subject property are preserved). Specific rent values, occupancy percentages, and SF-per-capita variance numbers that would identify the deal are redacted. Where redaction creates ambiguity that affects evaluative usefulness, the practice preserves the format and inserts placeholder values (e.g., "[REDACTED]" in the demographic catchment annotations and the SF-per-capita variance column).
Methodology, citations (RMA Annual Statement Studies for self-storage operating ratios, IBISWorld self-storage industry data, asset-class-specific specialty data), exhibit format, table structure, the Radius Study methodology, the SF-per-capita benchmarking framework, and certification page language are preserved exactly as delivered. Sponsors evaluating this sample see what they would actually receive in their own conventional bank self-storage engagement, with their own deal's specifics in place of the redacted content.
Reviewed and approved for sample distribution by the original client. The full sample list at /sample-reports describes the redaction approach in detail.
Get the full 8-page PDF.
One email submission delivers the full PDF (8 pages, 1.3 MB). No marketing sequence, no automated follow-up cadence — the address goes only to deliver the sample.
Continue exploring.
Three related pages on the practice site. The pillar covers self-storage feasibility methodology in depth; the conventional pillar covers the conventional bank lending framework; the owner-occupied sub-pillar covers SBA-paired self-storage scope.
Self-Storage Feasibility Study (pillar)
12-section asset pillar covering institutional self-storage feasibility — Class A, Class B, climate-controlled, drive-up, RV/boat. Lender matrix, SF-per-capita methodology, Radius Study framework, lease-up modeling.
Conventional Pillar
3,200-word flagship pillar on conventional commercial real estate financing — bank construction debt, CMBS, life-insurance, agency multifamily, HUD/FHA, debt funds, mezzanine. The full conventional capital landscape.
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