self-storage vs. multifamily

Real estate remains one of the most popular asset classes for passive investors looking to grow wealth while generating ongoing income. But not all real estate investments perform the same. In recent years, self-storage properties have stood out for their resilience, simplicity in operations, and strong historical returns compared with traditional real estate sectors such as multifamily, office, retail, and industrial. This comprehensive guide explores Self-Storage vs Other Real Estate Investments, compares them to other real estate types, highlights key risk and return differences, and shows what passive investors should consider before allocating capital. The goal is not just to explain but to help you make informed investment decisions that support long-term passive wealth creation. What Is Self-Storage Real Estate Investing? Self-storage investing involves ownership or fractional participation in facilities that lease storage space to individuals and businesses. These properties can range from single-location storage units to large portfolios owned by institutional operators. Tenants typically lease on month-to-month agreements, offering flexible cash flow and lower turnover risk. According to Yardi Matrix, U.S. self-storage properties delivered average annualized total returns of approximately 11.6% between 2013 and 2023, compared with 8.9% for multifamily and 6.7% for office assets during the same period. Self-storage investors benefit from: Lower operational complexity versus multifamily or retail Minimal tenant build-out costs Recession-resilient demand driven by life events and business storage needs How Self-Storage Compares to Other Real Estate Sectors Below is a side-by-side look at how self-storage stacks up against other major commercial property types from the perspective of a passive investor. Self-Storage vs Other Real Estate Investments 1. Self-Storage vs Multifamily (Apartments) Multifamily real estate has long been a favorite for passive investors because of: Consistent rental demand Potential for rental growth Predictable occupancy However, multifamily investing often comes with: Higher operational management More regulatory exposure (rent control in some states) Costly tenant turnover and maintenance Self-storage, on the other hand: Has simpler operations with fewer tenant issues Generates strong demand even in economic downturns Offers lower ongoing maintenance According to Marcus & Millichap, average U.S. self-storage occupancy rates have remained between 90% and 93% over the past decade, while multifamily occupancy declined to around 88% in 2023 as supply increased. Self-storage cap rates historically fluctuated within a 50–75 basis point range, compared to 100+ basis points for multifamily during market corrections. 2. Self-Storage vs Office Space The office sector has faced turbulence following remote work trends accelerated during the pandemic. National office vacancy exceeded 18.5% in 2024, with some CBD markets surpassing 22%, according to CBRE’s Office Outlook Report. Leasing velocity remains muted, increasing risk exposure for investors. In contrast: Self-storage benefits from consumer and business demand, irrespective of where people work Short-term leases reduce long-term vacancy risk By comparison, self-storage vacancy rates have remained below 10% nationally, supporting steadier income for passive investors seeking stability and recurring cash flow. 3. Self-Storage vs Retail Real Estate Retail experienced a transformation as e-commerce grew. While necessity-based retail and grocery-anchored centers perform well, many traditional retail centers have struggled with rising vacancies and tenant churn. Neighborhood retail vacancy averaged 10.3% in 2023, according to CoStar, with weaker performance in secondary markets. Self-storage demand is less sensitive to: E-commerce disruptions Retail tenant bankruptcies Consumer traffic patterns As a result, institutional investors often underwrite self-storage deals with risk-adjusted return expectations 150–250 basis points higher than traditional retail assets. 4. Self-Storage vs Industrial / Logistics Industrial real estate, especially in logistics, has seen tremendous demand driven by online shopping. Prime logistics facilities achieved cap rates as low as 4.5%–5.0% in 2022, but rising interest rates pushed many industrial cap rates closer to 6.5%–7.0% by late 2024. Industrial investments also require: Larger capital commitments Specialized markets Tenant dependency on logistics cycles Self-storage may not offer the same peak return potential, but its historical cap rate range of 6.0%–7.5% and consistent cash flow make it appealing to passive investors with capital preservation goals. Why Self-Storage Has Become a Standout for Passive Investors Persistent Demand Tailwinds Self-storage demand is backed by real-world behaviors, such as moving residences, job changes, life events, and business storage needs. Even during the 2008 financial crisis, national self-storage occupancy declined by less than 3%, recovering faster than multifamily and retail. Flexible Lease Structures Self-storage tenants typically sign month-to-month agreements, allowing operators to reprice units quickly. During inflationary periods, operators have been able to implement annual rent increases averaging 6%–9%, compared with 3%–4% in multifamily leases locked for 12 months. Lower Tenant Responsibilities Tenants are responsible for their own unit upkeep, and industry data shows operating expenses typically range between 30%–35% of revenue, compared with 45%–50% for multifamily properties. Operational Efficiency and Technology Modern self-storage facilities using automated access, online leasing, and remote management reduce staffing costs by 20%–30%, improving net operating income margins. Key Risks of Self-Storage Investing for Passive Investors  Market Saturation in Certain Regions Rapid construction in some metros has increased competition. In high-supply markets, new deliveries increased inventory by 5%–7% annually, temporarily pressuring rents. Interest Rate Sensitivity Rising rates pushed self-storage transaction volumes down by approximately 35% between 2022 and 2024, impacting short-term valuations. Management and Operator Strength Top-quartile operators historically outperform peers by 200–300 basis points annually, emphasizing the importance of experienced sponsors. Tenant Turnover Risks While leases are short-term, average tenant stays still range from 10 to 14 months, supporting recurring income stability. Performance and Returns Snapshot According to Nareit’s U.S. Real Estate Performance Report, self-storage delivered average annual total returns of 10.8% over the past 15 years, compared with: Office: 6.2% Retail: 7.1% Multifamily: 9.4% Most institutional storage portfolios achieved median annualized returns between 8% and 12%, with lower volatility than office and retail and competitive performance against multifamily and industrial assets. Invest with Signal Ventures! Conclusion Self-storage real estate has emerged as a differentiated asset with steady demand, less operational complexity, and strong return history compared with traditional property types. For passive investors seeking recurring income, resilience, and long-term equity growth, self-storage deserves serious consideration alongside multifamily, industrial, office, … Read more