Self Storage Rollover Calculator

Unit rollover creates mark-to-market opportunity in self-storage.

Total units

Avg rent / unit / mo

Annual rollover %

New-lease uplift %

Mark-to-market %

Annual rollover revenue

$34,848

Rolled units / yr

132

Uplift per rolled unit

$264

How the math works

Rolled units = total × rollover %. Uplift = rent × (new-lease + mark-to-market %). Revenue = rolled × uplift × 12.

600 × 22% = 132 rolled. $110 × 20% = $22 uplift × 12 = $264/yr per unit × 132 = $34,848 rollover revenue.

How to Use

Enter total units.
Enter avg rent / unit / mo.
Enter annual rollover rate %.
Enter new-lease rent uplift %.
Enter market mark-to-market %.
Read annual rollover revenue.

Frequently Asked Questions

What's typical self-storage rollover?

15-25% annually for stabilized facilities. Urban apartments causing storage demand: 10-20% rollover (stickier customers). Transient markets (college towns, military bases): 30-45% rollover. New facility lease-up: 50-70% 'rollover' as customers cycle in/out during first 24 months. Low rollover = sticky customers = rent-push opportunity (loyalty pricing). High rollover = churn costs + competitive pressure.

Why does rollover matter?

Each vacant unit enables mark-to-market rent. New customer pays current market rent (often 5-15% higher than existing customer's legacy rate). 20% annual rollover on $100 average rent × 600 units = 120 units/yr re-leased at +$10/mo = $14,400/yr additional annualized revenue. Compounds annually if market rents continue rising. NOI impact: 300-800 bps uplift over 3-5 years from rollover + loyalty pricing combined.

Loyalty pricing?

Self-storage industry-specific practice: raise rents on existing customers 5-15% annually. Stickiness prevents mass departure. Less aggressive: 3-8% (boutique operators). More aggressive: 10-20% (public operators). At limit, customers leave and unit re-leases at market. Institutional operators (Public Storage, Extra Space, CubeSmart): dedicated pricing algorithms. Boutique operators often don't push; leaving money on table.

Operational considerations?

Each rollover: move-out (unit inspection, cleaning, possibly lock cut if abandoned), vacancy (1-3 weeks avg), re-lease (marketing, lease signing, key setup). Cost per rollover: $40-120 in labor + $50-300 in cleaning/repair (if needed). At 150 rollovers/yr: $14-63k in operating cost. Operator's goal: reduce vacancy days while maximizing mark-to-market rate.