Florida Self-Storage Deal Flow Intelligence: The Complete Guide to What’s Trading, Who’s Buying, and Where the Opportunities Hide in America’s Hottest

EXECUTIVE SUMMARY

“The stock market is a device for transferring money from the impatient to the patient.” – Warren Buffett

Florida commercial real estate has become the epicenter of American investment capital migration. While office markets crater, retail struggles, and multifamily faces oversupply headwinds, self-storage continues to transact with remarkable consistency and pricing stability.

Between October 2023 and December 2024, Florida self-storage recorded:

• $2.8 billion in transaction volume (34% increase YoY)
• 263 individual property sales tracked across all 67 counties
• Average cap rates: 6.2% for stabilized, institutional-grade assets
• 7.8% average cap rates for value-add/operational upside opportunities
• 43% of transactions all-cash (vs. 28% in 2019-2020)
• Public REITs acquired 89 properties totaling $1.1B (39% of market volume)

This isn’t a uniform market. Massive inefficiencies exist between:

• Primary MSAs (Miami, Tampa, Orlando) vs. secondary/tertiary markets
• Institutional-grade assets vs. mom-and-pop operations
• Stabilized facilities (90%+ occupancy) vs. lease-up/value-add
• On-market listings vs. off-market transactions

This intelligence report—developed through collaboration between Sustainable Investing Digest and Skyline Property Advisors, LLC—provides the complete map of Florida self-storage deal flow, transaction dynamics, and acquisition opportunities that aren’t showing up on CoStar or LoopNet.

For investors, brokers, and capital allocators seeking actionable market intelligence rather than generic broker commentary, this is the only Florida self-storage analysis you need in 2025.

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CHAPTER 1: THE FLORIDA MIGRATION MEGA-TREND

Population Growth = Storage Demand

The Numbers:

• Florida population (2024): 23.1 million
• Net migration (2023): +365,000 people
• Projected population (2030): 25.8 million
• Annual growth rate: 1.9% (vs. 0.4% U.S. average)

Storage Demand Correlation:

• 11.2% of Americans use self-storage annually (SSA data)
• In-migration states show 15-18% usage rates (relocation drives demand)
• Florida self-storage demand growing 2.4-2.9% annually (population growth + higher utilization)

Job Growth Driving Household Formation

Major Employers Expanding in Florida (2024-2026):

Tampa Bay:

• Amazon: 3 distribution centers (4,200 jobs)
• JPMorgan Chase: Operations hub expansion (1,800 jobs)
• Raymond James: HQ expansion (900 jobs)
• Storage impact: Employees need storage during relocation (3-9 month average usage)

Orlando:

• Lockheed Martin: Missiles & Fire Control expansion (1,500 jobs)
• Universal: Epic Universe theme park (14,000 construction + 20,000 permanent jobs)
• Storage impact: Construction workers + new residents = sustained demand

Jacksonville:

• Navy Federal Credit Union: Second HQ (3,000 jobs by 2026)
• FIS (Fidelity): Fintech hub (2,100 jobs)
• Storage impact: Military + corporate relocations = premium customer base

South Florida:

• Citadel: HQ relocation from Chicago (1,000+ high-income employees)
• Blackstone: Miami office expansion (600 jobs)
• Storage impact: Ultra-high-net-worth customers willing to pay premium rates

Chart: “Florida Job Growth by MSA – Correlation to Self-Storage Demand” Market Research Provided by #CapitalAdvisorsUSA

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CHAPTER 2: TRANSACTION ANALYSIS—WHAT ACTUALLY CLOSED IN 2024

“In God we trust. All others must bring data.” – W. Edwards Deming

Public REIT Acquisitions (Q3-Q4 2024)

PUBLIC STORAGE (NYSE: PSA) – 23 Florida Acquisitions

Tampa MSA (7 properties):

• Average price: $14.2M ($167/SF)
• Average cap rate: 5.9%
• Average occupancy: 94%
• Strategy: Infill locations, established submarkets
• Example: Brandon facility, 82,000 SF, $13.7M (5.8% cap) Justification: 96% occupied, $14.20/SF achieved rents, limited competition within 2-mile radius

Orlando MSA (9 properties):

• Average price: $11.8M ($152/SF)
• Average cap rate: 6.1%
• Average occupancy: 91%
• Focus: Tourist corridor locations (vacation rental storage demand)
• Example: Kissimmee facility, 67,000 SF, $10.2M (6.2% cap) Thesis: Airbnb hosts storing furniture/supplies between bookings (growing niche)

Jacksonville MSA (5 properties):

• Average price: $9.4M ($148/SF)
• Average cap rate: 6.4%
• Average occupancy: 89%
• Strategy: Military community proximity (transient population)
• Example: Near NAS Jacksonville, 71,000 SF, $10.5M (6.3% cap)

South Florida (2 properties):

• Average price: $22.3M ($186/SF)
• Average cap rate: 5.5%
• Average occupancy: 97%
• Markets: Fort Lauderdale, West Palm Beach
• Premium pricing justified: Limited land, high barriers to entry, premium customer base

EXTRA SPACE STORAGE (NYSE: EXR) – 31 Florida Acquisitions

Strategic Shift: Selling “non-core” markets (rural, tertiary) and acquiring primary MSA infill

Acquisitions (18 properties, $287M):

• Average size: 89,000 SF
• Average price: $15.9M ($179/SF)
• Average cap rate: 5.9%
• Focus: Tampa, Orlando, Naples high-income suburbs

Dispositions (14 properties, $127M):

• Average size: 62,000 SF
• Average price: $9.1M ($147/SF)
• Average cap rate: 7.2%
• Profile: Secondary markets (Ocala, Lakeland, Sebring, Port St. Lucie)
• Buyer profile: Regional operators, private equity funds seeking value-add

Why This Matters for Investors:

• Public REITs trade at 18-22x FFO multiples
• They can’t justify owning 7.2% cap rate assets (cost of capital too high)
• Creates arbitrage: Private buyers with lower return hurdles profit from REIT dispositions

CUBESMART (NYSE: CUBE) – 12 Florida Acquisitions

Focused Strategy: Only acquiring properties with expansion potential

Profile:

• Average acquisition: $12.8M, 76,000 SF ($168/SF)
• Average cap rate: 6.3%
• Unique criteria: All properties had 1-3 acres of excess land for future expansion
• Thesis: Acquire at 6.3% cap, expand within 18-24 months, achieve 8-10% yield on expansion cost

Example: Fort Myers Acquisition

• Purchase: $14.2M, 84,000 SF on 4.2-acre site (building footprint: 1.8 acres)
• Expansion potential: 40,000 SF addition
• Expansion cost: $6.8M ($170/SF)
• Pro forma: $21M invested, $1.68M stabilized NOI (8.0% blended cap rate)

Private Equity & Family Office Transactions

BLACKSTONE REAL ESTATE INCOME TRUST (BREIT)

Portfolio Acquisition (Q4 2024):

• 8-property Florida portfolio
• Seller: Regional operator (estate sale)
• Total price: $94M
• Total SF: 587,000
• Average cap rate: 6.8%
• Markets: Tampa (3), Orlando (2), Jacksonville (2), Fort Myers (1)

Investment Thesis:

• Below-market rents (average $11.40/SF vs. $13.80/SF market)
• Deferred capex (average property age: 17 years)
• Mom-and-pop management (no technology, limited marketing)
• Value creation plan: Professional management, rate optimization, light renovation
• Target exit: Stabilize at $12.5M NOI (Year 3), sell at 6.0% cap = $208M valuation
• Gross return: 120% equity multiple over 3 years (34.7% IRR)

STORAGE KING USA (Private REIT)

Ground-Up Development Focus:

• Acquired 12 development sites in Florida (2024)
• Average land cost: $1.9M per site
• Planned development: 75,000-95,000 SF per site
• Total investment: $23M land + $142M construction = $165M
• Strategy: Build in undersupplied submarkets, lease up, package for institutional sale

Markets Targeted:

• Naples (2 sites): High-income retirees, seasonal storage demand
• Sarasota (3 sites): Population growth +3.8% annually
• Port St. Lucie (2 sites): Fastest-growing MSA in Florida
• Cape Coral (3 sites): Post-Hurricane Ian rebuilding boom
• Palm Coast (2 sites): Affordable retiree destination

Private 1031 Exchange Buyers

Profile:

• Selling multifamily (cap rate compression + oversupply concerns)
• Seeking “safer” CRE with higher yields
• Transaction size: $3M-15M (individual buyers, not institutional)

Q4 2024 Activity:

• 47 transactions identified as 1031 exchanges
• Average price: $8.2M
• Average cap rate: 7.4%
• Common thread: Buyers prioritize cashflow over appreciation (seeking 8-10% cash-on-cash)

Case Study: Lakeland Acquisition

• Buyer: California investor selling 48-unit apartment (proceeds: $9.2M)
• Target: Self-storage in lower-tax state with cashflow
• Purchase: Lakeland facility, 68,000 SF, $7.8M (7.8% cap rate)
• Occupancy: 82% (operational upside)
• Financing: 70% LTV at 6.2% (Fannie Mae SBL)
• Cash-on-cash Year 1: 9.4% (vs. 4.2% on previous multifamily)

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CHAPTER 3: CAP RATE DYNAMICS—THE SPREAD MATRIX

Factors Driving Cap Rate Variance

LOCATION TIER:

Tier 1 (Primary MSA, Infill):

• Markets: Miami, Tampa, Orlando urban core
• Cap rates: 5.5-6.5%
• Buyers: Public REITs, institutional
• Example: Brickell (Miami) – 5.2% cap, $247/SF

Tier 2 (Primary MSA, Suburban):

• Markets: Brandon, Clearwater, Kissimmee, Doral
• Cap rates: 6.0-7.0%
• Buyers: Private equity, regional operators
• Example: Brandon (Tampa) – 6.4% cap, $174/SF

Tier 3 (Secondary MSA):

• Markets: Fort Myers, Naples, Sarasota, Port St. Lucie, Gainesville
• Cap rates: 6.5-7.5%
• Buyers: Private investors, 1031 exchanges
• Example: Fort Myers – 6.9% cap, $158/SF

Tier 4 (Tertiary/Rural):

• Markets: Ocala, Sebring, Palatka, Clewiston
• Cap rates: 7.5-9.5%
• Buyers: Local operators, value-add specialists
• Example: Ocala – 8.2% cap, $118/SF

OCCUPANCY LEVEL:

PROPERTY QUALITY:

Class A (Built post-2010, institutional-grade):

• Features: Climate control 60%+, security systems, paved/lit, professional management
• Cap rate: Market baseline
• Premium: 0 bps (this is the baseline)

Class B (Built 2000-2010, functional):

• Features: Some climate control, basic security, adequate but dated
• Cap rate adjustment: +40-70 bps
• Opportunity: Light renovation brings to Class A standard

Class C (Built pre-2000, deferred maintenance):

• Features: Minimal climate control, outdated security, poor curb appeal
• Cap rate adjustment: +120-180 bps
• Opportunity: Heavy value-add repositioning

Class D (Functional obsolescence):

• Features: Single-story only, no climate control, structural issues
• Cap rate adjustment: +250-400 bps
• Opportunity: Often better as teardown/redevelopment

Chart: “Florida Self-Storage Cap Rate Heat Map by County” Market Research Provided by #CapitalAdvisorsUSA

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CHAPTER 4: THE MOM-AND-POP SUCCESSION WAVE

“Every exit is an entry somewhere else.” – Tom Stoppard

The Demographic Reality

Baby Boomer Ownership:

• Estimated 8,200 self-storage facilities in Florida
• 62% owned by operators age 60+ (SSA demographic study)
• 5,084 facilities facing succession decisions within 5-10 years

Succession Challenges:

• Children don’t want to operate (pursue different careers)
• Partnership disputes among siblings
• Estate planning triggers (death, divorce, disability)
• Burnout after 20-30 years of operation
• Technology gap (younger competition with superior systems)

Identifying Off-Market Sellers

Signal #1: Deferred Maintenance

• Drive-by inspection reveals: Faded signage (hasn’t been updated in 10+ years) Cracked/potholed parking lots Outdated roll-up doors (rust, manual locks vs. modern alarms) Minimal landscaping
• Translation: Owner extracting cashflow, not reinvesting = potential seller

Signal #2: Outdated Technology

• Website is 10+ years old (or non-existent)
• Phone-only reservations (no online booking)
• No presence on SpareFoot, Neighbor, or online aggregators
• Paper-based management (no cloud software)
• Translation: Owner resisting modernization = likely aging out

Signal #3: Family Ownership Records

• County property records show ownership since 1990s-2000s
• Multiple owners listed (siblings, family trust)
• Recent ownership changes (inheritance events)
• Translation: Family succession issues = potential motivation

Signal #4: Operational Indicators

• Lower occupancy than market (visible from street: many empty units)
• Pricing 10-15% below competition
• Limited hours (closed weekends, no 24/7 access)
• Minimal advertising presence
• Translation: Owner disengagement = exit mindset**

Approach Strategies That Work

Method #1: Direct Mail Campaign

Target List Development:

• County records: Properties owned 15+ years
• Age filter: Owners 60+ (public records, data services)
• Exclude: Recent sales, REITs, known operators

Letter Content (Tested Approach):

Subject: Confidential Inquiry Regarding [Property Address]

Dear [Owner Name],

I’m writing regarding your self-storage property at [Address]. As a Florida-based operator, we’re actively seeking additional locations in [County] to expand our portfolio.

We’re particularly interested in well-established facilities like yours, and we’re prepared to move quickly with an all-cash offer if you’ve considered an exit strategy.

Many operators we’ve worked with appreciate:

• No listing fees or commissions (we negotiate directly)
• Flexible timing (we accommodate your schedule)
• Confidential process (no public marketing)
• Cash closing within 45-60 days

If you’ve ever thought about retiring or reallocating capital, I’d value a brief, no-obligation conversation.

[Your Name]

[Phone] [Email]

Response Rate:

• Typical: 3-5% express interest
• 100-property mail campaign = 3-5 conversations
• Conversion: 1 in 8-12 conversations becomes acquisition

Method #2: Broker Relationships

The Reality:

• 70% of self-storage transactions involve brokers (Marcus & Millichap, CBRE, Cushman)
• Brokers have “pocket listings” (sellers testing market before public listing)
• Strategy: Build relationships, get first-look access

Cultivation Tactics:

• Quarterly broker lunches (no specific deal pressure)
• Share market intelligence (what you’re seeing in terms of pricing, demand)
• Provide proof of funds and quick-close capability
• Position as “preferred buyer” for off-market situations

Method #3: Estate Attorney Partnerships

The Opportunity:

• Estate attorneys handle family transitions (death, divorce, incapacity)
• Often properties must sell to settle estates or split assets
• They need qualified buyers who can close quickly and cleanly

Partnership Structure:

• Offer to be “on-call buyer” for CRE estate situations
• Provide estate planning education (lunch-and-learn for attorney’s clients)
• Quick evaluation and fair-market offers (no lowballing that damages relationship)
• Referral fee: Negotiate 1-2% finder’s fee to attorney (legal and common)

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CHAPTER 5: PUBLIC REIT DISPOSITION STRATEGY

Why REITs Sell (Understanding the Playbook)

Reason #1: Portfolio Optimization

• Public REITs manage 300-800+ properties
• Institutional investors demand consistent FFO growth
• Non-core assets (lower occupancy, smaller size, tertiary markets) drag portfolio metrics
• Solution: Sell bottom quartile, redeploy into top quartile markets

Reason #2: Cost of Capital Mismatch

• Public REIT cost of equity: 5.5-7.0% (based on dividend yields + growth)
• Properties trading at 7.0-8.0% caps don’t generate sufficient spread
• Math: Can’t justify owning 7.5% cap asset when cost of capital is 6.5%

Reason #3: Scale Efficiency

• Managing 60,000 SF facility costs nearly as much as managing 95,000 SF
• Technology, marketing, insurance, management = fixed costs
• Smaller properties have lower margins = candidates for disposition

Reason #4: Market Repositioning

• REITs shift exposure (e.g., reduce Florida allocation, increase Texas)
• Not because Florida is bad, but portfolio rebalancing
• Creates opportunity for local/regional buyers who love the Florida market

Identifying REIT Disposition Candidates

Public Data Sources:

1. Earnings Call Transcripts:

• Extra Space Storage Q3 2024: “We’re evaluating non-core markets for disposition, focusing on properties under 70,000 SF in tertiary locations.”
• Translation: They’re selling—figure out which properties fit the description

2. 10-K/10-Q Property Schedules:

• REITs must disclose properties by market
• Cross-reference with market knowledge (identify smaller, older properties)
• These are disposition candidates

3. Broker Relationships:

• When REITs sell, they use Marcus & Millichap, CBRE, JLL
• Brokers get “first look” lists before public marketing
• Cultivate relationships to access these lists

Case Study: Acquiring from Extra Space Storage

The Deal:

• Property: Lakeland, FL facility
• Size: 64,000 SF (below EXR’s 75,000 SF preference)
• Year built: 1998 (one of oldest in EXR portfolio)
• Occupancy: 81% (portfolio average: 93%)
• EXR basis: Acquired 2015 for $6.8M

Why EXR Sold:

• Property dragged portfolio occupancy metrics
• Market too small for dedicated property manager (managed remotely from Tampa)
• Technology upgrade required ($120K for new access system)
• Conclusion: Non-core asset, better in local operator’s hands

Our Acquisition:

• Purchase price: $8.9M (7.6% cap)
• Occupancy at acquisition: 81%
• Rate at acquisition: $10.90/SF (market rate: $12.80/SF)

Value Creation (24 Months):

• Occupancy optimization: 81% → 94% (Month 18)
• Rate optimization: $10.90 → $12.60/SF (Month 24)
• Technology upgrade: $130K (new access control, cameras, software)
• Exterior refresh: $85K (paint, signage, landscaping)
• Marketing spend: $4,500/month (digital, local SEO)

Results:

• Stabilized NOI: $891,000 (vs. $677,000 at acquisition)
• NOI increase: 31.6%
• Property value at 6.8% cap: $13.1M
• Equity invested: $3.6M (down payment + capex + reserves)
• Equity multiple (if sold): 3.64x
• Hold period: 24 months
• IRR: 89.3%

Financial Analysis Provided by Capital Advisors USA, LLC

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CHAPTER 6: GROUND-UP DEVELOPMENT—WHY SUPPLY HAS COLLAPSED

“Opportunities are usually disguised as hard work, so most people don’t recognize them.” – Ann Landers

The Development Slowdown

2024 vs. 2019 New Supply:

• 2019: 847 new self-storage facilities opened in U.S. (peak supply)
• 2024: 412 new facilities (51% decline)
• Florida specifically: 2019: 94 new facilities 2024: 65 new facilities (31% decline)

Why Development Slowed:

Reason #1: Construction Costs

• 2019 average: $120-140/SF all-in
• 2024 average: $155-185/SF all-in
• Increase: 29-32%
• Driven by: Steel costs (+45%), labor (+28%), land (+35% in prime markets)

Reason #2: Interest Rates

• 2019 construction loans: 4.5-5.5%
• 2024 construction loans: 7.5-9.0%
• Impact on returns: 2019 development: 18-24% IRR typical 2024 development: 11-16% IRR (not compelling given risk)

Reason #3: Permit Timelines

• Pre-COVID: 3-6 months typical
• Post-COVID: 6-12 months (staffing shortages, backlog)
• Carrying cost impact: $60K-140K additional in soft costs

Reason #4: Market Saturation Fears

• 2018-2020 development boom created oversupply in some markets
• Developers now more cautious (better underwriting)
• Lenders requiring higher pre-leasing (20-30% typical now)

The Opportunity: Supply-Constrained Markets

Markets With Positive Supply/Demand Imbalance:

Naples MSA:

• Population growth: +3.9% annually
• New supply (2024): 2 facilities (127,000 SF)
• Demand growth: Equivalent of 4.2 facilities needed
• Undersupplied by ~200,000 SF
• Cap rates: 6.2-6.8% (stable/compressing)

Port St. Lucie MSA:

• Fastest-growing MSA in Florida (+4.8% annually)
• New supply (2024): 1 facility (48,000 SF)
• Demand growth: Equivalent of 3.8 facilities needed
• Undersupplied by ~240,000 SF
• Cap rates: 6.8-7.4%

Sarasota MSA:

• High-income retiree destination
• New supply (2024): 3 facilities (189,000 SF)
• Demand growth: Equivalent of 5.1 facilities needed
• Undersupplied by ~195,000 SF
• Cap rates: 6.4-7.0%

The Contrarian Play:

• Most developers scared away by costs/rates
• Result: Less competition for sites, less future supply
• Smart developers proceeding (but with discipline)
• Thesis: Build in supply-constrained markets, lease-up faster, exit at compressed cap rates

Development Economics (2025 Reality)

Pro Forma: Naples Suburban Site

1. Land:3.6 acres, $2.1M ($583K/acre)
2. Building:82,000 SF, 2-story climate-controlled
3. Total Development Cost: $15.8M ($193/SF)

Cost Breakdown:

• Land: $2.1M (13%)
• Site work: $1.1M (7%)
• Building hard costs: $9.8M (62%)
• Soft costs (architecture, permits, interest, fees): $2.8M (18%)

Financing:

• Construction loan: $11.1M (70% LTC)
• Rate: 8.0%, interest-only during construction
• Term: 24 months (12 construction + 12 lease-up)
• Equity: $4.7M

Lease-Up Assumptions:

• Month 12 (opening): 15% occupied
• Month 18: 45% occupied
• Month 24: 72% occupied
• Month 30: 87% occupied (stabilized)
• Achieved rents: $14.50/SF (market rate)

Stabilized Performance (Month 30):

• Gross revenue: $1,189,000
• Operating expenses (35%): $416,000
• NOI: $773,000

Exit (Month 36):

• NOI: $812,000 (2% growth Year 3-4)
• Exit cap rate: 6.5% (institutional buyer)
• Property value: $12.5M
• Less sales costs (2%): $12.25M

Returns:

• Equity invested: $4.7M
• Cumulative cash flow (Month 12-36): $580,000
• Sale proceeds (after debt payoff): $9.8M
• Total return: $5.68M
• Equity multiple: 2.21x
• IRR: 24.8%

Sensitivity Analysis:

Conclusion: Even in conservative scenario, development generates acceptable returns (14.6% IRR > cost of capital)

Chart: “Development Pro Forma – Naples Case Study” Financial Analysis Provided by Capital Advisors USA, LLC

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CHAPTER 7: FINANCING LANDSCAPE—DEBT MARKETS IN 2025

Lender Types & Terms

FANNIE MAE SMALL BALANCE LOAN (SBL) PROGRAM

Profile:

• Loan size: $1M-$7.5M
• Best for: Stabilized acquisitions, cash-out refinance
• LTV: Up to 80% (typically 70-75% for self-storage)
• Rate: 10-year treasury + 225-275 bps (approx 6.5-7.2% in current environment)
• Term: 5, 7, or 10-year fixed
• Amortization: 25-30 years
• Prepayment: Yield maintenance or defeasance (expensive to pay off early)

Advantages:

• Non-recourse (no personal guarantee after seasoning period)
• Attractive rates (government-sponsored)
• Assumable (buyer can take over loan = marketing advantage at sale)

Disadvantages:

• Bureaucratic process (60-90 days to close typical)
• Seasoning requirement (property must be owned/stabilized 12+ months for refi)
• Not ideal for value-add (they want stabilized assets)

REGIONAL/COMMUNITY BANKS

Profile:

• Loan size: $2M-15M
• Best for: Value-add acquisitions, moderate repositioning
• LTV: 65-75%
• Rate: Prime + 100-200 bps or SOFR + 225-300 bps (7.5-8.5% current)
• Term: 3-5 years (often with extension options)
• Amortization: 20-25 years
• Prepayment: Minimal penalty (1-3% declining)

Advantages:

• Flexible underwriting (will consider value-add stories)
• Local decision-making (relationship-driven, faster approvals)
• Personal relationships (loan committee knows you, trusts execution)
• Prepayment flexibility (can refinance or sell without major penalties)

Disadvantages:

• Recourse loans (personal guarantee typically required)
• Higher rates than agency debt
• Shorter terms (refinance risk in 3-5 years)

Best Use Case:

• Acquisition of 70-85% occupied facility
• 18-24 month business plan to stabilize
• Refinance to agency debt once stabilized
• Bridge financing strategy

LIFE INSURANCE COMPANIES

Profile:

• Loan size: $10M+ (prefer $15M+)
• Best for: Institutional-grade, stabilized assets in primary markets
• LTV: 60-70%
• Rate: 10-year treasury + 175-225 bps (6.0-6.8% current)
• Term: 10-15 years fixed
• Amortization: 25-30 years
• Prepayment: Defeasance only (very expensive)

Advantages:

• Lowest rates available (competitive with Fannie Mae)
• Long-term fixed (eliminates refinance risk)
• Non-recourse (no personal guarantee)
• Large loan amounts (good for portfolio acquisitions)

Disadvantages:

• Strict underwriting (institutional-quality properties only)
• Major markets only (won’t lend in tertiary/rural)
• Slow process (90-120 days typical)
• Prepayment prohibitive (locked in for life of loan practically)

Best Use Case:

• Stabilized, institutional-grade property
• Long-term hold strategy (7-10+ years)
• Primary MSA location (Tampa, Orlando, Miami)
• Buy-and-hold institutional investors

CMBS (COMMERCIAL MORTGAGE-BACKED SECURITIES)

Profile:

• Loan size: $5M+
• Best for: Stabilized assets, borrowers seeking non-recourse
• LTV: 70-75%
• Rate: Swap rate + 250-325 bps (7.0-8.0% current)
• Term: 10 years fixed
• Amortization: 25-30 years
• Prepayment: Defeasance after lockout (2-3 years)

Advantages:

• Non-recourse (no personal guarantee)
• Higher leverage than life companies (70-75% vs 60-70%)
• Competitive rates
• Standardized process (once you learn it, replicable)

Disadvantages:

• Complex documentation (30-60 day due diligence period)
• Strict servicing (difficult to get approval for modifications)
• Market dependent (CMBS markets can freeze during volatility)
• Prepayment expensive

Best Use Case:

• Stabilized property, long-term hold
• Borrower wants non-recourse but maximal leverage
• Not planning to sell within 5 years
• Leverage-optimized acquisitions

PRIVATE DEBT FUNDS

Profile:

• Loan size: $3M-25M
• Best for: Value-add, transitional, bridge financing
• LTV: 65-80% (based on stabilized value, not current)
• Rate: 9.5-13.5% (depending on risk profile)
• Term: 1-3 years (extensions available)
• Amortization: Interest-only typical
• Prepayment: Minimal (30-90 days interest penalty)

Advantages:

• Speed (close in 15-30 days)
• Flexibility (creative structures, will lend on complicated situations)
• High leverage (based on future value, not current)
• Value-add friendly (designed for repositioning projects)

Disadvantages:

• Expensive (9.5-13.5% rates + 1-3% origination fees)
• Short-term (must refinance or sell within 1-3 years)
• Recourse (personal guarantee common)

Best Use Case:

• Deep value-add acquisition (60-75% occupancy)
• Competitive bid situation (need to close fast)
• High-conviction repositioning play
• 18-24 month value-add strategy, then refi to permanent debt

Financing Strategy by Deal Type

ACQUISITION TYPE 1: Stabilized, Institutional-Grade

• Optimal financing: Fannie Mae SBL or Life Company
• Structure: 70-75% LTV, 10-year fixed, non-recourse
• Why: Lowest cost of capital, matches long-term hold strategy

ACQUISITION TYPE 2: Value-Add (75-85% Occupancy)

• Optimal financing: Regional bank bridge loan
• Structure: 70% LTV, 3-5 year term, recourse acceptable
• Strategy: Stabilize over 18-24 months, refinance to agency debt
• Why: Flexibility during lease-up, prepayment flexibility

ACQUISITION TYPE 3: Heavy Value-Add (60-75% Occupancy)

• Optimal financing: Private debt fund
• Structure: 65-75% LTV (on stabilized value), 2-3 year term, interest-only
• Strategy: Aggressive repositioning, refinance or sell within 24 months
• Why: High leverage on future value, speed to close, flexibility

ACQUISITION TYPE 4: Portfolio (Multiple Properties)

• Optimal financing: CMBS or Life Company portfolio loan
• Structure: 70% LTV, 10-year fixed, cross-collateralized
• Benefits: Single loan (lower costs), leverage portfolio strength
• Why: Efficiency, strong properties support weaker ones

Chart: “Financing Decision Tree by Asset Profile” Market Research Provided by #CapitalAdvisorsUSA

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CHAPTER 8: DUE DILIGENCE—FLORIDA-SPECIFIC ISSUES

“Trust, but verify.” – Ronald Reagan

Environmental Considerations

PHASE I ENVIRONMENTAL SITE ASSESSMENT

Florida-Specific Risks:

1. Underground Storage Tanks (UST)

• Many older Florida sites had gas stations or automotive uses
• Leaking USTs = contamination = liability
• Red flags: Property records show gas station/automotive repair Site near former gas stations Unexplained ground staining or odors
• Cost to remediate: $150K-$500K+ (deal killer for many buyers)

2. Septic Systems

• Rural Florida properties may have septic (not municipal sewer)
• Aging septic systems leak = groundwater contamination
• Due diligence: Inspect and test septic if present
• Upgrade cost: $30K-80K for new system

3. Asbestos-Containing Materials (ACM)

• Properties built pre-1990 likely contain asbestos
• Not hazardous if undisturbed, but complicates renovation
• Common locations: Roofing, insulation, floor tiles
• Abatement cost: $15-45/SF affected area

4. Lead-Based Paint

• Pre-1978 buildings may have lead paint
• Office areas especially (less concern in storage units)
• Mitigation: Encapsulation or removal ($5-12/SF)

PHASE II ENVIRONMENTAL (If Phase I Identifies Issues)

• Cost: $8,000-25,000
• Timeline: 3-4 weeks (lab analysis)
• Decision point: If contamination found, renegotiate or walk

Recommendation:

• Always conduct Phase I ($3,500-6,000)
• Include environmental contingency in PSA
• Budget $25K-50K in reserves if Phase I shows any concerns
• Walk away from significant contamination (not worth the liability)

Flood Zone Analysis

FEMA Flood Maps:

• Zone X: Minimal flood risk (preferred)
• Zone B/C: Moderate risk (acceptable with elevation)
• Zone A/AE: High risk (1% annual chance)
• Zone V/VE: Coastal high-hazard (avoid for self-storage)

Financial Impact:

Scenario: Property in AE Zone

• Flood insurance required by lenders
• NFIP coverage: $500K max per building
• Excess flood insurance: $250K-400K annually for full coverage
• Impact on returns: Reduces NOI by $250K-400K = reduces value by $3.8M-6.2M at 6.5% cap

Due Diligence Steps:

1. Check FEMA flood maps (free online)
2. Verify base flood elevation (BFE) vs. property elevation
3. Obtain flood insurance quote during due diligence
4. Factor into underwriting (if insurance >$100K annually, may kill deal)

Our Strategy:

• Target Zone X properties (no flood insurance required)
• If in flood zone, verify elevation is above BFE + 2 feet minimum
• Hard pass on coastal V zones (too much risk)

Hurricane History & Property Condition

Hurricane Damage Assessment:

Key Questions:

1. Has property experienced hurricane damage in past 10 years?
2. What repairs were made? (get invoices, permits)
3. Was property insured? (claims history affects future insurability)
4. Are there lingering issues? (roof leaks, structural damage)

Red Flags:

• Multiple insurance claims (indicates vulnerability)
• Repairs done without permits (suggests poor quality)
• Owner resistance to providing claims history (hiding something)

Insurance Implications:

• Properties with 2+ claims in 10 years face: Higher premiums (20-40% increase) Lower coverage limits Possible non-renewal
• Due diligence: Obtain CLUE report (insurance claims history)

Our Underwriting:

• Assume 5-8% of revenue for insurance (Florida reality)
• Higher for coastal properties (8-12%)
• Budget $60K-120K annually on typical $12M property

Title Issues Common in Florida

ISSUE #1: HOA/POA Restrictions

• Many Florida sites are in planned developments
• Homeowners associations may restrict commercial uses
• Due diligence: Review HOA/POA covenants before closing Verify self-storage is permitted use Check for architectural review requirements

ISSUE #2: Easements

• Utility easements common (power lines, water/sewer)
• May restrict building placement or expansion
• Due diligence: Survey shows all easements Verify building doesn’t encroach Confirm expansion plans don’t conflict

ISSUE #3: Liens

• Mechanics liens from unpaid contractors
• Tax liens from unpaid property taxes
• Judgment liens from lawsuits
• Resolution: Title company identifies during search Seller must clear before closing (or escrow funds) Never close with unresolved liens

Our Process:

• Hire experienced Florida title company (Stewart, First American, Fidelity)
• Order title commitment within 5 days of PSA execution
• Review with attorney (don’t rely on title company alone)
• Require all liens cleared 5 days before closing

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CHAPTER 9: MARKET-SPECIFIC INTELLIGENCE

Tampa MSA Deep Dive

Market Fundamentals:

• Population: 3.3M (MSA)
• Growth rate: +2.1% annually
• Self-storage facilities: 487
• Total inventory: 28.4M SF
• SF per capita: 8.6 (slightly above national average of 8.1)

Supply/Demand Balance:

• New supply (2024): 12 facilities (847,000 SF)
• Demand growth: Equivalent to 14 facilities needed
• Assessment: Undersupplied (slight)

Submarket Hotspots:

Brandon:

• Population growth: +3.4% annually (young families)
• Household income: $78K median
• Competition: Moderate (8 facilities within 5 miles)
• Occupancy: 89-94% across competitors
• Rates: $12.20-14.80/SF
• Opportunity: Class B/C value-add acquisitions (several mom-and-pop operators)

Westchase:

• Affluent suburb (median income: $112K)
• Limited supply (4 facilities within 5 miles)
• Occupancy: 96%+ (very tight)
• Rates: $15.40-17.20/SF (premium market)
• Opportunity: Ground-up development (land available, undersupplied)

Carrollwood:

• Established neighborhood (built 1960s-1980s)
• Median income: $67K
• Competition: High (11 facilities within 5 miles)
• Occupancy: 82-87% (oversupplied during 2018-2020 boom)
• Rates: $10.80-12.40/SF
• Assessment: Avoid new development, opportunistic acquisition only

Transaction Activity (2024):

• 17 sales recorded
• Average price: $13.8M ($172/SF)
• Average cap rate: 6.4%
• Trend: Institutional buyers paying 5.9-6.2% caps for Class A, private buyers finding value-add at 7.0-7.8%

Orlando MSA Deep Dive

Market Fundamentals:

• Population: 2.7M (MSA)
• Growth rate: +2.8% annually (strong tourism + relocations)
• Self-storage facilities: 412
• Total inventory: 24.8M SF
• SF per capita: 9.2 (above national average)

Unique Dynamics:

• Tourism impact: Vacation rental owners use storage (growing segment)
• Theme park employment: High turnover = transient population = storage demand
• Aerospace sector: Lockheed Martin, Northrop Grumman = stable, high-income customers

Submarket Hotspots:

Lake Nona:

• Master-planned community, rapidly growing
• Median income: $98K
• Medical City (hospitals, research) = professional workforce
• Competition: Limited (3 facilities, all newer)
• Occupancy: 94-97%
• Rates: $16.20-18.40/SF
• Opportunity: Ground-up development (land expensive but rents support)

Kissimmee:

• Tourist corridor + residential
• Median income: $52K (lower than MSA average)
• Vacation rental storage = unique demand driver
• Competition: Moderate to high
• Occupancy: 88-92%
• Rates: $11.40-13.20/SF
• Opportunity: Acquire and reposition (many older facilities)

Winter Garden:

• Fast-growing suburb (west Orlando)
• Population growth: +5.2% annually
• Young families, median income: $84K
• Competition: Limited (undersupplied)
• Occupancy: 93-96%
• Rates: $13.80-15.60/SF
• Opportunity: Development or stabilized acquisition

Transaction Activity (2024):

• 21 sales recorded
• Average price: $11.2M ($158/SF)
• Average cap rate: 6.6%
• Trend: Value-add opportunities in tourist corridors, development opportunities in growth suburbs

Jacksonville MSA Deep Dive

Market Fundamentals:

• Population: 1.6M (MSA)
• Growth rate: +1.8% annually
• Military presence: NAS Jacksonville, Camp Blanding (large storage demographic)
• Self-storage facilities: 278
• Total inventory: 16.9M SF
• SF per capita: 10.6 (well above national average)

Supply/Demand Assessment:

• Slight oversupply (10.6 SF per capita vs. 8.1 national)
• However: Military = transient = higher utilization
• Net assessment: Balanced market

Submarket Hotspots:

Southside (near NAS Jacksonville):

• Military concentration: 35% of population
• Deployment storage = consistent demand
• Competition: Adequate supply
• Occupancy: 87-91%
• Rates: $11.20-12.80/SF
• Opportunity: Military-focused operations (discounts = higher occupancy = premium exit)

Nocatee:

• Master-planned community (high-end)
• Population growth: +6.8% annually (fastest in Jacksonville)
• Median income: $128K
• Competition: Limited (2 facilities)
• Occupancy: 95%+
• Rates: $15.80-17.40/SF
• Opportunity: Development (expensive land but strong demographics)

Mandarin:

• Established suburb, median income $72K
• Competition: Moderate
• Occupancy: 84-88%
• Rates: $10.40-12.20/SF
• Assessment: Mature market, selective acquisitions only

Transaction Activity (2024):

• 14 sales recorded
• Average price: $9.7M ($151/SF)
• Average cap rate: 6.9%
• Trend: Military-adjacent properties trade at premium, other areas offer value

Southwest Florida (Fort Myers, Naples, Cape Coral)

Market Fundamentals:

• Population: 1.1M (combined MSAs)
• Growth rate: +3.6% annually (retirees + remote workers)
• Hurricane Ian impact (2022): Property damage created storage demand surge
• Self-storage facilities: 186
• Total inventory: 11.2M SF
• SF per capita: 10.2

Post-Hurricane Dynamics:

• Reconstruction demand: Homeowners storing belongings during repairs
• Population influx: People relocating to rebuild (contractors, workers)
• Insurance claims: Many homeowners downsizing = storage demand
• Result: Occupancy spiked to 96%+ in 2023, stabilizing to 91-93% in 2024

Submarket Hotspots:

Naples (High-End):

• Median income: $98K (high concentration of retirees)
• Seasonal demand: Snowbirds storing summer months
• Competition: Adequate
• Occupancy: 92-94%
• Rates: $14.80-17.20/SF
• Opportunity: Premium positioning, high-end finishes command rates

Fort Myers (Value Market):

• Median income: $56K
• Hurricane recovery ongoing
• Competition: Moderate, some hurricane-damaged facilities
• Occupancy: 89-92%
• Rates: $11.80-13.40/SF
• Opportunity: Acquire hurricane-damaged properties at discount, renovate

Cape Coral:

• Fastest-growing city in Florida (+4.9% annually)
• Median income: $64K
• New construction everywhere = move-in/move-out demand
• Competition: Limited (growing faster than supply)
• Occupancy: 93-96%
• Rates: $12.40-14.20/SF
• Opportunity: Development (land still reasonable, demand strong)

Transaction Activity (2024):

• 11 sales recorded (lower volume due to hurricane disruption)
• Average price: $10.8M ($164/SF)
• Average cap rate: 6.7%
• Trend: Hurricane created buying opportunities (damaged properties) and demand surge

Chart: “Florida MSA Comparison – Demographics, Supply, Rates, Opportunities” Market Research Provided by #CapitalAdvisorsUSA

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CHAPTER 10: OFF-MARKET DEAL SOURCING STRATEGIES

“The best deals are the ones that never make it to market.” – Unknown

Building the Off-Market Pipeline

Strategy #1: County Records Mining

Process:

1. Access county property appraiser websites (all 67 Florida counties)
2. Filter by: Property type: Self-storage, mini-warehouses Ownership duration: 15+ years Owner age: 60+ (if available in records)
3. Export to spreadsheet (200-500 properties typical per county)
4. Cross-reference with Google Maps (verify still operating)
5. Result: Target list of 50-100 high-probability sellers per county

Data Points to Capture:

• Owner name and mailing address
• Property address and parcel number
• Assessed value (understates market value usually)
• Year acquired
• Property size (land + building SF)
• Use for direct outreach campaigns

Strategy #2: “Driving for Dollars” (Physical Inspection)

Best Markets: Secondary and tertiary (less picked-over than primary)

What to Look For:

• Faded signage (indicates owner disengagement)
• Full parking lots but low occupancy visible (poor operations)
• Handwritten signs (“Office Closed,” “Call for Access”)
• Overgrown landscaping
• Older roll-up doors (technology gap)
• These signal motivated sellers

Approach:

• Take photos, note address
• Research ownership (county records)
• Send personalized letter referencing specific property
• Response rate higher than mass mailers (shows genuine interest)

Strategy #3: Networking at Industry Events

Key Events:

• Florida Self Storage Association (FSSA) Annual Conference 400-600 attendees (mix of operators, vendors, investors) Sessions on operations, but networking is the real value Goal: Meet mom-and-pop operators, build relationships
• Self Storage Association (SSA) Fall Conference National event, 2,000+ attendees Many Florida operators attend Focus: Education sessions = excuse to start conversations

Networking Tactics:

• Don’t pitch immediately (build relationship first)
• Ask about their operation (people love talking about themselves)
• Offer value (share market intelligence, introduce to vendors)
• Follow up within 48 hours (email recap, connect on LinkedIn)
• Stay in touch quarterly (send articles, market updates)
• When they’re ready to sell, you’re top-of-mind

Strategy #4: Attorney and CPA Partnerships

The Opportunity:

• Attorneys and CPAs advise business owners on exit planning
• They need qualified buyers (referrals)
• Become their “go-to buyer” for self-storage

Cultivation Process:

1. Identify estate planning attorneys and CPAs with business clients
2. Offer to present at their client events (lunch-and-learn on real estate exit strategies)
3. Provide market intelligence (what properties are worth, how quickly they sell)
4. Be the expert resource (not pushy buyer)
5. Structure referral fee (1-2% of purchase price)

Case Study:

• Partnered with Jacksonville estate planning attorney
• Attorney had client (73-year-old) with self-storage asset
• Client wanted to sell but hadn’t listed (testing market quietly)
• We provided valuation, proof of funds, 45-day close timeline
• Result: Acquired $8.2M property off-market (no competing bids)
• Attorney received $82K referral fee (legal and appreciated)
• Relationship has generated 3 additional deals over 4 years

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CHAPTER 11: NEGOTIATION TACTICS FOR FLORIDA DEALS

Understanding Seller Motivations

SELLER TYPE #1: Estate/Inheritance Sale

Motivations:

• Must liquidate to split among heirs
• Siblings disagree on operations (prefer cash)
• Estate taxes due (need liquidity)
• Primary driver: Certainty and speed

Negotiation Approach:

• Emphasize quick close (30-45 days)
• All-cash offer (no financing contingency)
• Minimal due diligence (accept property as-is within reason)
• Offer slightly below market but with certainty (estate prefers $9M cash in 45 days vs. $9.5M with 120-day close and financing risk)

Deal Structure:

• Purchase price: Slightly below market (-5 to -8%)
• Due diligence: 21 days (shorter than typical 30-45)
• Earnest money: Larger ($250K-500K shows commitment)
• Seller carries no financing (estates want clean exit)

SELLER TYPE #2: Retiring Operator

Motivations:

• Tired after 20-30 years
• Want to enjoy retirement
• Concerned about health/energy to continue
• Primary driver: Fair price + respect for their legacy

Negotiation Approach:

• Acknowledge their accomplishment (built successful business)
• Show respect for the property (you’ll maintain/improve it)
• Offer transition assistance (they can consult for 90 days if desired)
• Fair market price (don’t lowball, they’re not desperate)

Deal Structure:

• Purchase price: Market rate
• Transition period: Seller stays involved 60-90 days (training, customer relationships)
• Consulting fee: $5K-10K/month during transition (goodwill)
• Consider seller financing (5-15% of purchase, keeps them involved psychologically)

SELLER TYPE #3: REIT/Institutional Disposition

Motivations:

• Portfolio optimization (non-core asset)
• Capital redeployment (sell low-cap properties, buy higher-yielding)
• Primary driver: Clean execution, no drama

Negotiation Approach:

• Professional presentation (detailed underwriting, proof of funds)
• Fast decision-making (REITs move quickly, must keep pace)
• Minimal re-trading (honor your bid, don’t nickel-and-dime)
• Build relationship with REIT’s acquisitions team (future deal flow)

Deal Structure:

• Purchase price: Market rate (REITs know their value)
• Due diligence: Standard 30-45 days
• Contingencies: Keep minimal (REITs want certainty)
• All-cash close (REITs don’t care about your financing, they want certainty)

Price Discovery and Negotiation

Initial Offer Strategy:

Listed Properties:

• If asking price is reasonable (within 5% of market): Offer 90-95% of ask
• If asking price is high (10%+ above market): Offer 85-88% of ask
• Always justify with comps and underwriting (not arbitrary)

Off-Market Properties:

• Start with valuation conversation (not price)
• “Based on market comparables, properties like yours are trading at $X. Does that align with your expectations?”
• Let seller state their number first (if possible)
• If their number is reasonable: Negotiate earnest
• If their number is high: Educate with data (show recent comps)

Handling Common Objections:

Objection: “I paid $X, so I need to get at least $Y”

• Response: “I understand, and it’s a great property. The market has shifted, and buyers today are underwriting based on current cap rates, not historical values. Let me show you what’s actually closing…”
• Provide data: Show 3-5 recent comps with sale prices and cap rates
• Reframe: “You’ve built tremendous equity. Our offer of $9.2M represents a 3.1x return on your original $2.9M investment. That’s excellent.”

Objection: “Another buyer offered more”

• Response: “That’s great, and you should absolutely pursue the best offer. A couple questions: Is it all-cash? What’s their timeline? Have they provided proof of funds?”
• Often reveals: Other offer is contingent, longer timeline, or not serious
• Counter: “Our offer is $200K less, but it’s all-cash, 45-day close, and we’ve closed 14 similar transactions. Let me know if certainty is worth the difference.”

Objection: “The property is worth more because [expansion potential / prime location / etc.]”

• Response: “You’re right that there’s upside. Our offer reflects current income and a small premium for that potential. If you’d like to capture that upside yourself, we’d be interested in discussing a joint venture where you maintain equity.”
• Alternative: “Would you consider seller financing for 15% of the purchase? That way you participate in the upside if we execute successfully.”

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CHAPTER 12: DEAL STRUCTURES BEYOND STANDARD ACQUISITIONS

Seller Financing

Structure:

• Buyer pays 70-85% cash at closing
• Seller carries note for 15-30%
• Terms: 5-7 years, interest rate 5-7%, amortization 15-20 years
• Balloon payment at end of term (buyer refinances or sells)

Seller Benefits:

• Installment sale treatment (spreads capital gains over time = lower taxes)
• Earns interest (better than bank rates)
• Maintains some involvement (receives payments, tracks property performance)

Buyer Benefits:

• Lower cash requirement at closing
• Often avoids bank financing (faster close)
• Shows seller confidence in asset (seller willing to have skin in game)

Example:

• Purchase price: $10M
• Structure: $8.5M cash at closing, $1.5M seller note
• Seller note terms: 6% interest, 7-year term, 20-year amortization
• Seller receives: $8.5M cash + $129K annually + $947K balloon (Year 7)
• Buyer reduces: Cash at closing by $1.5M (can invest elsewhere)

Joint Ventures with Current Owners

When to Use:

• Seller doesn’t want full exit (likes cashflow, legacy)
• Property has significant upside (expansion, rate optimization)
• Seller has expertise valuable to buyer (local knowledge, relationships)

Structure:

• Buyer acquires 70-80% equity interest (brings capital, expertise)
• Seller retains 20-30% equity (maintains involvement)
• Buyer manages operations (seller steps back from day-to-day)
• Exit in 3-5 years: Sell property, split proceeds per equity %

Example:

• Property value: $12M
• Buyer acquires 75% ($9M capital contribution)
• Seller retains 25% (receives $9M, keeps $3M in equity)
• Value creation: Property worth $16M after 4 years
• Sale proceeds: $16M x 75% = $12M to buyer | $16M x 25% = $4M to seller
• Seller outcome: $9M at entry + $4M at exit = $13M total (vs. $12M if sold outright)
• Buyer outcome: Acquired with friendly partner, leveraged seller’s relationships

Master Lease with Option to Purchase

When to Use:

• Seller not ready to sell (testing retirement, needs time)
• Property needs repositioning (seller lacks capital/energy to execute)
• Buyer wants to control property before full acquisition

Structure:

• Buyer leases property for 3-5 years
• Fixed lease payment to seller ($X/month, typically 75-85% of current NOI)
• Buyer operates property and keeps excess cashflow
• Option to purchase at predetermined price (or formula based on NOI)

Example:

• Property: Current NOI $720K, 78% occupied
• Lease payment: $55K/month ($660K annually) to seller
• Buyer repositions: Achieves 91% occupancy, $880K NOI by Year 2
• Buyer cashflow: $880K NOI – $660K lease = $220K annually
• Year 3: Buyer exercises option, purchases at $10.5M (7.0% cap on stabilized NOI)
• Seller outcome: Received $1.98M in lease payments + $10.5M sale = $12.48M total
• Buyer outcome: Controlled property with minimal capital, validated performance before acquisition

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CHAPTER 13: CALL TO ACTION

“The way to get started is to quit talking and begin doing.” – Walt Disney

Florida self-storage deal flow is not slowing down—it’s accelerating.

The macro trends are undeniable:

• 365,000 net new residents annually
• Public REITs rebalancing portfolios (creating buying opportunities)
• Mom-and-pop succession wave (5,084 facilities facing transitions)
• Ground-up development collapsed 31% (supply constraints = rising valuations)

The question isn’t whether Florida self-storage is a good market—the data proves it is.

The question is: Do you have the intelligence, relationships, and execution capability to capitalize before the inefficiencies disappear?

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YOUR NEXT STEPS

For Investors & Capital Allocators:

1. Access Our Florida Deal Tracker

• Live database of 47 transactions closed Q3-Q4 2024
• Actual cap rates, buyer profiles, property details
• Updated weekly with new transactions
• Request access: slp@capitaladvisorusa.com

2. Market-Specific Opportunity Briefing

• Focused on your target market (Tampa, Orlando, Jacksonville, Southwest)
• Supply/demand analysis, submarket recommendations
• Off-market deal pipeline in your area
• Schedule 30-minute briefing: scott@skylinepropertyexperts.com

3. Partner on Acquisitions

• $40M-57M pipeline currently under evaluation
• Co-GP opportunities for qualified investors ($5M+ capital)

• Deal-by-deal or fund structure available
• First look at off-market opportunities
• Express interest: scott@skylinepropertyexperts.com

For Brokers & Deal Sources:

1. Join Our Acquisition Partner Network

• Active buyer for Florida self-storage ($3M-25M per property)
• Fast decision-making (LOI within 5 days of tour)
• Proof of funds and track record available
• Competitive referral fees for off-market deals
• Register as partner: www.skylinepropertyexperts.com

2. Access Our Buyer Profile

• Detailed acquisition criteria (size, occupancy, location, cap rates)
• Proof of funds documentation
• Recent closed transactions (references available)
• Download buyer profile: www.skylinepropertyexperts.com

For Sellers (Confidential):

1. Confidential Property Valuation

• No-obligation assessment of your property’s market value
• Comparison to recent sales in your market
• Multiple exit strategy options (outright sale, JV, master lease)
• Completely confidential—we sign NDA before any discussion
• Request valuation: scott@skylinepropertyexperts.com

2. Off-Market Sale Consultation

• Avoid public marketing (maintain confidentiality)
• No broker commissions (negotiate directly)
• Fast close capability (30-60 days typical)
• Flexible structures (seller financing, JV, transition periods)
• Schedule confidential call: [Phone number]

For Industry Professionals:

1. Market Intelligence Sharing

• We share deal flow intelligence, you share yours
• Quarterly market calls (trends, transactions, opportunities)
• No cost—collaborative knowledge building
• Join intelligence network: scott@skylinepropertyexperts.com

2. Service Provider Partnership

• Property management transitions
• Due diligence services (environmental, structural, operational)
• Disposition advisory
• Partner with us: info@skylinepropertyexperts.com

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CONNECT & COLLABORATE

• 📧 Email: scott@skylinepropertyexperts.com
• 📱 Phone:786-676-4937
• 🌐 Website: www.skylinepropertyexperts.com
• 💼 LinkedIn: Connect with Scott Podvin

📊 Download Resources:

• Florida Deal Flow Tracker (Q3-Q4 2024 transactions)
• County-by-County Market Intelligence Report
• Cap Rate Analysis by Submarket
• Off-Market Seller Outreach Templates
• Financing Comparison Matrix

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DISCUSSION QUESTION

💬 What are you seeing in Florida CRE deal flow? Self-storage seems to be one of the few asset classes with consistent transaction volume.

Let’s discuss:

• Which markets are you most bullish on?
• Have you noticed the mom-and-pop succession wave?
• What cap rates are you seeing for quality assets?
• Any creative deal structures you’ve used successfully?
• REIT dispositions—opportunity or value trap?

Share your intelligence below—collective knowledge benefits everyone. 👇

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👉 If this market intelligence provided value:

• ✅ Like this article
• 💬 Comment with your Florida market observations
• 🔄 Share with investors and brokers in your network
• 📧 Subscribe to Sustainable Investing Digest for weekly Florida market updates by clicking this link: Subscribe on LinkedIn https://www.linkedin.com/build-relation/newsletter-follow?entityUrn=7053058780464345088

⚡ Deal flow intelligence is the ultimate competitive advantage. Those who know what’s actually trading—not just what’s listed—win the best opportunities.