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Operating model · Register interest

Self-storage performance, after the ramp.

Stabilised occupancy, blended rent and ancillary revenue across the hold. Operating yield reflects what the asset actually earns, not the development pitch.

  • Inputs7 blocks
  • Outputs8 metrics
  • CashflowMonthly
  • ScenariosPlanned

What this model does

Self-storage operating operating model, end to end.

Track the self-storage asset across the hold. Stabilised occupancy, blended rent per square metre and ancillary revenue drive operating yield, with marketing and staff as live opex.

Calculation flow05 steps
  1. 01

    Asset

    NLA, unit mix and stabilised occupancy captured for the running asset.

  2. 02

    Revenue stack

    Blended rent per square metre, mix uplift and ancillary revenue applied.

  3. 03

    Operating cost

    Staff, marketing, management and outgoings broken out.

  4. 04

    Hold cashflow

    NOI runs across the hold, with rent reviews and occupancy stress modelled.

  5. 05

    Exit

    Exit cap rate applied to forward NOI; hold-period equity IRR returned.

Schema

Every input. Every output. In one view.

The full self-storage operating operating model schema. 7 input blocks feeding 8 output metrics, with the calculation engine in between.

Inputs07 blocks
  1. 01

    Asset

    NLAUnit mixStabilised occupancyYear stabilised
  2. 02

    Rent

    Rent $/m²Mix upliftRent reviewDiscount policy
  3. 03

    Ancillary

    InsurancePackagingTrucksOther ancillary
  4. 04

    Operating cost

    StaffMarketingManagement feeOutgoings
  5. 05

    Capex reserve

    Door replacementSecuritySite capexReserve $/m²
  6. 06

    Hold finance

    Existing debtRefinance yearInterestCoupon
  7. 07

    Hold and exit

    Hold yearsExit cap rateSelling costInflation
Outputs08 metrics
Primary outputAt base case
Operating yield7.8%
MetricValue
  • Year-one NOI$3.6M
  • Exit value$54.0M
  • Stabilised occupancy88%
  • Ancillary share14%
  • Operating cost ratio32%
  • Hold-period IRR13.4%
  • Cash-on-cash7.6%

Engine logic

Two engines. Scenarios and cashflow.

The two pieces that separate the self-storage operating operating model from a spreadsheet. Scenarios that share one project, and a monthly cashflow wired to every input.

Scenarios01 / 02

Multiple scenarios, one project

Switchable in a click. No copied files.

  1. 01

    Rent review and occupancy stress as scenario levers.

  2. 02

    Ancillary mix and discount policy per scenario.

  3. 03

    Marketing and staff cost per scenario.

  4. 04

    Each scenario carries its own exit cap rate.

Cashflow02 / 02

Monthly cashflow, fully connected

Every input touches the schedule.

  1. 01

    Monthly NOI across the hold, with annual aggregation alongside.

  2. 02

    Rent steps by review schedule; mix uplift applied as units roll.

  3. 03

    Ancillary revenue runs alongside, not blended into rent.

  4. 04

    Operating cost broken out by staff, marketing, management and outgoings.

Excel replacement

Where the workbook quietly fails.

Every row is a recurring failure mode of the self-storage operating operating workbook, and how the model handles it once.

SpreadsheetPopurise model
  • 01Occupancy as a single numberStabilised occupancy with stress scenarios
  • 02Ancillary blended into rentAncillary revenue as its own block
  • 03Marketing buried in management feeMarketing and staff cost broken out cleanly

Use and verify

What it decides. What to check first.

The decisions the self-storage operating operating model is built to support, alongside the things to verify before you trust it on a live deal.

What it decidesUse cases
  1. 01

    Forecast operating NOI

    Rent review, occupancy and ancillary revenue as live inputs.

  2. 02

    Plan the rent review

    Rent review schedule and mix uplift through the hold. NOI follows.

  3. 03

    Right-size marketing

    Marketing and staff cost as live inputs. Operating ratio follows.

  4. 04

    Pressure-test exit cap rate

    Exit cap rate sensitivity. Hold IRR follows.

Pre-flight checklist05 checks

  • Stabilised occupancy with stress scenarios.

  • Rent review schedule and mix uplift as live inputs.

  • Ancillary revenue separated from rent.

  • Marketing and staff cost broken out cleanly.

  • Exit cap rate sensitivity as a scenario.

Worth checking before you stake a live deal on the self-storage operating operating model.Register interest
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Questions

Self-storage operating operating model, answered.

How Popurise handles the self-storage operating operating model.

How is this different from the self-storage feasibility model?

Feasibility answers whether to build and ramp the asset. Operating answers how the stabilised facility runs across the hold.

Does it handle ancillary revenue?

Yes. Insurance, packaging and trucks live as separate ancillary inputs.

How is rent reviewed?

Review schedule and mix uplift live as live inputs. Rent steps with the schedule.

Can I stress occupancy?

Yes. Stabilised occupancy carries its own stress scenarios.

Shape the self-storage operating model in Popurise.

Tell us how your team runs this asset today. We are building the operating model with the owners and operators who will use it.

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