319. Self Storage’s $100 Million Opportunity is Here
Self Storage Income
AJ Osborne
4.9 • 591 Ratings
🗓️ 21 October 2025
⏱️ 38 minutes
🧾️ Download transcript
Summary
This is the biggest opportunity in self storage since 2008. Last time we were at this stage in the cycle, I was on the cusp of building a $100M+ self storage business. I bought when conditions were almost identical to what we’re seeing today, and now, I’m gearing up to buy even more. But here’s the best part: beginners can get in on this, too. Today, I’m showing you how.
This could be your $100M opportunity if you know what’s coming down the pipeline.
Things are getting eerily similar to the situation after the Great Financial Crisis (2008). Interest rates are coming down, housing activity is going up, cap rates are compressing, and occupancy rates may be ready to rise again. This was almost exactly how conditions were in the early 2010s when I was heavily building my self storage business. Don’t believe me? I’ll prove it with data in this episode.
We’re buying now—and we’re buying a lot. If you’re debating investing in self storage or growing your portfolio, this episode will be crucial for you. I’m putting my money where my mouth is, investing millions of my own capital to grow my portfolio.
Do not miss this stage of the cycle.
What you’ll learn in today’s show:
- Why 2025 may be mirroring the aftermath of the 2008 Great Financial Crisis
- The best time to buy in 20 years? I’ll prove why it could be 2025 and 2026
- A $10M bet I’m making on self storage investments (I’ll explain why I’m bullish)
- The massive discounts we’re seeing in the market (we’re buying at 2015 prices)
- Where we’re buying self storage facilities and states/areas we feel confident in
Learn more about Heritage Fund investment opportunities:
*Accredited investors only. Limited capacity.*
Transcript
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| 0:00.0 | It's happening again. The conditions that allowed me and my partner to build a portfolio of |
| 0:06.2 | hundreds of millions of assets is occurring again 18 years later. I am going to walk through and |
| 0:14.1 | show you what is going on, the conditions, how to take advantage of them. This is something that we've been waiting for a long |
| 0:23.1 | time. In fact, we didn't know that it would ever happen again. And the opportunity is massive. |
| 0:29.7 | We are going all in. My partner and I are investing over 10 million of our own personal capital. |
| 0:36.8 | We are going to build what we already did, |
| 0:40.4 | again, except this time we're going to do it way bigger. |
| 0:50.9 | First thing, everybody, the last three years have been rough. Commercial real estate, but especially |
| 0:59.4 | self-storage. In fact, just a couple years ago, self-storage was the lowest performing |
| 1:05.3 | commercial asset, except for office. It has been difficult. And a lot of people are confused on why it was so difficult, |
| 1:16.2 | especially compared to maybe 2008 when self-storage outperformed all other commercial real estate assets. |
| 1:23.4 | We're going to get to that and show you exactly why. These difficult times have really made it |
| 1:29.9 | hard for people to survive. And a lot of people got out of the biz just disappeared. And capital is |
| 1:37.9 | frozen. Transactions were gone. The setup that we are seeing now in 2025 is very, very similar. |
| 1:47.4 | How we polled our data was a combination of a lot of different sources combined with our own internal data across about 400 million worth of assets. |
| 2:03.9 | We also looked at over a hundred facilities that weren't within ours. This is something we've been analyzing for almost a year |
| 2:10.4 | now. And the conditions have not only become right economically, but the industry. That's the big difference here. You see, |
| 2:20.4 | you may have great economic conditions for a change in the cycle or for an opportunity, |
| 2:26.6 | but if the industry isn't presenting opportunities, that really doesn't matter. Now, we need to |
| 2:32.7 | understand just two basic things here. We need to understand the |
| 2:36.2 | drivers, meaning we need to understand the driver of price and revenue. So what I'm going to do |
| 2:43.4 | is we're going to understand really quickly here how we got to this point and how that actually sets us up. |
... |
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