Everyone Says “Wait.” Here’s Why That Could Cost You Seven Figures

Are current conditions in the self-storage market creating opportunities that resemble past cycles? AJ Osborne shares how he evaluates today’s self-storage environment, including comparisons to post-2009 pricing, differences in asset quality, and factors that may influence supply and demand over time. The conversation explores concepts such as replacement cost, barriers to entry, interest rate dynamics, and how oversupply has affected certain markets historically.

What you’ll learn• The simple test to evaluate oversupplied storage markets• How interest rate environments can influence development and financing decisions• The distinction between price and value across different facility types• Where multifamily distress is signaling pain and potential opportunity for storage buyers• Evaluating replacement cost in places like DFW and what to consider

Timestamps0:00 Why today’s storage market may be relative to prior cycles3:10 Price vs. value and the small-market considerations7:25 The “rate runway” that may keep new supply out10:40 Barriers to entry and their role in market stability15:20 Multifamily maturities, defaults, and what it could imply for storage29:15 Markets AJ is buying now, including Dallas Fort Worth below replacement43:05 Why regulation can raise costs and could skew supply long term

About our guestAJ Osborne is a self storage operator and investor with facilities across multiple states. His operator lens makes this a must-watch.

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