Self Storage Income 334. A “Wave” of Mom-and-Pop Facilities Is About to Hit the Market (Time to Buy)
27 snips
Feb 3, 2026 A coming wave of small, mom-and-pop storage facilities is about to hit the market as baby boomers retire and transfer assets. Buyers can now find lower-priced deals and favorable financing. New revenue tech and dynamic pricing let small operators run like big firms. Watch for three major deal-killers that could sink a purchase.
AI Snips
Chapters
Books
Transcript
Episode notes
Baby Boomer Loss Will Reshape Markets
- The baby boomer mortality wave will reshape demand, ownership, and the housing market over the next 10–15 years.
- AJ Osborne cites forecasts: 15+ million boomers gone by 2030–2035 and a tsunami of ~21 million homes hitting the market, shifting mobility and storage demand.
Mom And Pop Facilities Will Flood For Sale
- Mom-and-pop self-storage owners are disproportionately baby boomers, creating a large supply of small facilities for sale.
- AJ Osborne says many are paid-off, run for decades, and 60% of boomers' businesses have no succession plan, so assets will flood the market.
Buy Small Storage Assets Now
- Buy now while small facilities trade at lower basis and cap rates have normalized; financing is available again.
- AJ Osborne notes sellers are accepting higher cap rates than years ago, creating entry points from $300k to $4–5M assets.
