In today’s competitive market, the best self-storage deals don’t always show up on social media platforms, or even in your inbox. Some of the most profitable opportunities are off-market properties—facilities that change hands quietly without ever being widely advertised.
Why chase off-market deals? The answer is simple: less competition, better pricing, and more upside potential. But uncovering these hidden opportunities takes strategy and persistence. Here are five proven ways to find off-market self-storage investments.
1. Build Relationships With Active Brokers
Top-producing brokers often know about deals before they ever hit the open market. By building strong relationships with storage-specific brokers, you’ll put yourself at the top of their call list when new opportunities arise.
Be clear and specific about your buy criteria—such as location, size, and price range—so they know exactly what to bring you. At Calvary Realty, for example, many of our deals come from direct calls to owners long before a property is ever listed. The buyers who benefit are those we already know and trust.
2. Contact Owners Directly
Sometimes the best way to find a deal is to go straight to the source. With tools like Reonomy, PropStream, or county property records, you can create targeted lists of self-storage owners.
Once you have your list, reach out by:
- Sending personalized mailers (letters or postcards)
- Following up with phone calls or emails
The key is to position yourself as a serious buyer, not just another cold caller. A
simple, respectful approach like:
“Hi, I’m an investor looking for storage in your area. If you’ve ever considered selling, I’d love to chat.”
This type of outreach may not land every time, but even one positive response can turn into a strong investment opportunity.
3. Network With Local Professionals
Your local professional network is often one of the most overlooked deal sources. Real estate attorneys, accountants, contractors, and title agents frequently know when an owner is ready to retire, step away, or sell quietly without going to market.
Attending Chamber of Commerce events, local real estate meetups, or investor groups can also spark valuable conversations. You’d be surprised how often casual networking leads to hearing about a facility before it ever goes public.
4. Look for Operationally Distressed Properties
Not every off-market deal requires a hidden database—some are hiding in plain sight.
When driving through a market, keep an eye out for signs of distress such as:
- Overgrown landscaping
- Broken or outdated gates
- Faded or missing signage
- Vacant units or no visible online presence
These signs often point to tired or absentee owners who may be ready to sell. With the right turnaround strategy, underperforming properties can be transformed into high-performing assets.
5. Leverage Social Media and Personal Branding
Never underestimate the power of visibility. By letting people know you’re actively looking for self-storage deals, you invite opportunities to come to you.
Post on platforms like:
- LinkedIn – for professional connections
- Facebook Groups – especially real estate and investor groups
- BiggerPockets – a hub for real estate discussions and networking
- Instagram or TikTok – for quick, eye-catching posts
A simple post about your interest in buying self-storage can lead to unexpected referrals from property owners, brokers, or even family members of owners who are considering selling.
Final Thoughts
Finding off-market self-storage deals takes persistence, but the rewards can be substantial. By combining broker relationships, direct owner outreach, professional networking, on-the-ground research, and social media presence, you dramatically increase your chances of uncovering properties that others never see.
To recap:
- 1. Build relationships with active, storage-specific brokers
- 2. Go direct-to-owner with targeted outreach
- 3. Tap into your local professional network
- 4. Identify operationally distressed facilities
- 5. Use social media to make your buying goals visible
If you’re serious about expanding your storage portfolio, our team has the tools, relationships, and access to help you land the right deal. Ready to start finding off-market opportunities? If you’re considering buying or selling storage facilities nationwide, Calvary Realty is here to help. Backed by a 5-star Google rating and hundreds of satisfied clients, we’re committed to delivering results you can count on. Thank you for reading, and we look forward to helping you maximize your investment success
Contact: Brandon Robinson / Ingla Robinson – Calvary Realty
