ANALYSIS OF THE MARKET FOR A NEW SELF-STORAGE FACILITY HIGHWAY 301 SITE PARRISH, FLORIDA - CONDEV STRATTON RESEARCH This Report was Prepared ...

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ANALYSIS OF THE MARKET FOR A NEW SELF-STORAGE FACILITY HIGHWAY 301 SITE PARRISH, FLORIDA - CONDEV STRATTON RESEARCH This Report was Prepared ...
ANALYSIS OF THE MARKET FOR
A NEW SELF-STORAGE FACILITY
      HIGHWAY 301 SITE
     PARRISH, FLORIDA

    This Report was Prepared Especially For

                  CONDEV

                 By
          STRATTON RESEARCH

               September 2018
ANALYSIS OF THE MARKET FOR A NEW SELF-STORAGE FACILITY HIGHWAY 301 SITE PARRISH, FLORIDA - CONDEV STRATTON RESEARCH This Report was Prepared ...
TABLE OF CONTENTS

__________________________________________________________________

Section           Title                                 Page
__________________________________________________________________

         Preface                                                          iv

    I    Summary and Recommendations                                     1-1

   II    Site Analysis and Projected Demand in the Primary Market Area   2-1

   III   The Competitive Environment                                     3-1

   IV    Net Demand and Absorption Potential                             4-1

   V     Design, Unit Mix and Gross Rent Potential                       5-1

   A    Appendix: Analysis of Self-Storage Demand in the United States A-1
__________________________________________________________________

                                          iii
ANALYSIS OF THE MARKET FOR A NEW SELF-STORAGE FACILITY HIGHWAY 301 SITE PARRISH, FLORIDA - CONDEV STRATTON RESEARCH This Report was Prepared ...
PREFACE

This report was prepared for Condev by Jim Stratton of Stratton Research. This study is an
assessment of the market support for a proposed self-storage facility on a site located on
the south side of Highway 301 east of Chin Road in Parrish, Manatee County. A summary
of the results and recommendations are presented in Section I. Sections II and III consider
demand and the competitive supply, respectively. The site’s absorption potential is
analyzed in Section IV and unit mix and rents are the subject of Section V. The research
and analysis was done in September of 2018.

Here is the regional location:

                                            iv
ANALYSIS OF THE MARKET FOR A NEW SELF-STORAGE FACILITY HIGHWAY 301 SITE PARRISH, FLORIDA - CONDEV STRATTON RESEARCH This Report was Prepared ...
STRATTON RESEARCH

                                          SECTION I

                      SUMMARY AND RECOMMENDATIONS

There is sufficient unsatisfied demand in the primary market area to support a new facility at the
subject site.

The site is located on the south side of U.S. Highway 301 in Parrish, Florida. The primary
market area is the region within a three-mile radius. It is generally east of I-75 and north of the
Manatee River.

The primary market area (PMA) is developing rapidly. The current population is about 24,700
people. Thousands of new homes are planned for development in the PMA and the surrounding
area. Our projection calls for an average of 627 homes to be added to the PMA annually through
2023. By 2023 the population of the PMA is projected to be about 31,656.

Today there is demand for a total of 176,600 square feet of self-storage space in the PMA. The
competitive supply totals only about 69,200 square feet, leaving net unsatisfied demand for
107,400 square feet. (All figures include both standard and climate-controlled storage space.)

The volume of net demand will increase over the next couple of years, unless there is
construction of new facilities. We don't know of any facilities under construction or planned that
would have an impact on the PMA at this time.

By 2021 the market should be able to absorb up to about 113,200 square feet of self-storage
space at the subject site.

Our Expected Case absorption projection is as follows:

                                                1-1
ANALYSIS OF THE MARKET FOR A NEW SELF-STORAGE FACILITY HIGHWAY 301 SITE PARRISH, FLORIDA - CONDEV STRATTON RESEARCH This Report was Prepared ...
STRATTON RESEARCH

  Standard space                    46,900
  Climate-controlled space          66,300
  Total                            113,200

See Section IV.

Note: We ran another scenario assuming that a 60,000 square foot facility would be built within
2.5 miles of the subject site by 2021. This lowered net demand, of course, though not a great
deal. The resulting absorption potential was 41,700 square feet of standard space and 61,200
square feet of climate control for a total of 102,900 square feet.

We believe that a plan with 100,000 square feet of rentable space could be created in the portion
of the site reserved for self-storage.

Here is one way to do it:

  Type of Space                    1-Story      2-Story         Total
  Standard space                    35,000            0        35,000
  Climate-controlled space          35,000       30,000        65,000
  Total                             70,000       30,000       100,000

Our analysis of the market results in the following mix:

  Type of Space                     Units      Avg. SF
  Standard space                     253           138
  Climate-controlled space           584           111
  Total                              837           119

The proposed mix by unit size is presented on Table 5-2 in Section V.

The proposed development should be fully operational by 2021, when the rent per square foot is
projected to be about $1.72 per square foot.

Rents are relatively high in the area already, due to the lack of competition and the area's growth.

In our projection of future rents, we start with today's Class A rents and assume that rents will
increase by 2.5% per year over the next three years.

The rate of $1.72 per square foot is a blended rate, composed of 75% web rates and 25% walk-in
or street rates. It is also sensitive to the proposed unit mix. See Table 5-4 in Section V.

                                                1-2
STRATTON RESEARCH

The capitalized value of the development is likely to be in the range of $18-million to $20-
million.

This is based on a net income of $1,195,000 and a cap rate range of 6.0% to 6.5%. See Table 5-5
in Section V.

                                               1-3
STRATTON RESEARCH

                                          SECTION II

                  SITE ANALYSIS AND PROJECTED DEMAND
                      IN THE PRIMARY MARKET AREA

The subject site is located in on the south side of Highway 301 east of Chin Road in Parrish.

Parish is a community located to the east of I-75 in the northern part of Manatee County. The
site is about four miles east of the interstate. Highway 301 is a four-lane divided road in the
vicinity of the subject site.

Much of the land within one mile of the site is developed with residential lots and relatively new
housing. There are active new home developments in the immediate area. Commercial
development is limited today in the area, although there is a Publix Supermarket in a shopping
center not far to the west of the site.

The traffic count on Highway 301 a little over a mile east of the site was 12,300 vehicles per day,
on average, in 2005. The count is no doubt much higher today due to the development of the
area.

The site consists of 13 acres, including a considerable amount of wetland. It has about 670 feet
of frontage along Highway 301. A couple of outparcels for retail development will probably be
created, with some frontage left for the self-storage facility, which will be towards the rear of the
property. The property immediately to the east will be developed with outparcels on 301 and an
apartment complex.

Parrish is in the North Port-Sarasota-Bradenton metropolitan area, which has been growing at a
strong pace since 2000.

                                                 2-1
STRATTON RESEARCH

The North Port-Sarasota-Bradenton metropolitan area consists of two counties: Manatee and
Sarasota.

The population of the metro area grew at an average annual rate of 1.76% between 2000 and
2010, which is quite rapid. The population grew by an average of 11,232 people per year in this
period. There was much faster growth in the first five years of the decade than after 2005. The
pace of growth retuned to form after 2010, with the area gaining an average of 12,236 persons
per year through 2018.

The share of the growth in Manatee County has risen from 50% between 2000 and 2005 to 61%
since 2010.

Residential and multifamily construction have risen steadily in the metro area since 2010, as the
following chart shows:

                             RESIDENTIAL BUILDING PERMITS
                        NORTH PORT-SARASOTA-BRADENTON METRO
          7,000

          6,000

          5,000

          4,000
 Units

          3,000

          2,000

          1,000

             -
                    2006    2007    2008    2009    2010    2011    2012    2013    2014    2015    2016    2017
         SF Units   5,983   2,215   1,583   1,317   1,704   1,838   2,655   3,779   4,174   4,992   5,814   5,989
         MF Units 1,688     466     489     246     251     547     447     1,644   1,484   2,149   2,290   2,190

Self-storage facilities draw from restricted market areas.

While conditions in the larger metro area have some bearing on self-storage demand the
character of the micro-market around the subject site is most important. Customers tend to seek
out the most conveniently located facility, although some will go rather far for a better price or to
find exactly the right sized unit.

The primary market area (PMA) is the region from which a self-storage facility is likely to draw
70% or more of its customers. It is the households and businesses located within the PMA who
will determine the quantity and quality of the demand that a facility on the site can absorb.

                                                                                    2-2
STRATTON RESEARCH

The PMA is also where the primary competitors for a share of the market are to be found. Some
of the existing facilities located outside of the PMA may also be competitive for a share of the
demand (see Section III for analysis of the competition).

The subject site’s primary market area is likely to be the region within a three-mile radius.

Several factors can influence the size and shape of the PMA, with the chief ones being:

       Drive times
       Traffic patterns
       Market barriers
       Locations of clusters of competition

To determine the probable primary market area, we start with the region within a seven-minute
drive time. Here is what the seven- and ten-minute drive time map looks like, with one-, two-
and three-mile radius overlays:

A seven-minute drive time easily reaches three or more miles each way along Highway 301.
There is less penetration in other areas due to the road system. This will change as the area
develops. The Manatee River restricts the road pattern and residential development to the south.

There are only three existing self-storage competitors within four miles of the site, so
competitive clusters are not a factor.

                                                2-3
STRATTON RESEARCH

Due to these considerations, we feel that the site’s primary market area will be the region within
a three-mile radius of the subject site. A high quality facility at the site could draw from further
north, where a lot of residential development is planned. But in tome we expect that more
storage facilities will be developed to the north to take advantage of the growing demand. See
the map that follows this text.

The population of the primary market area (PMA) is estimated to be 24,682 this year (2018).

The population of the PMA grew extremely rapidly between 2000 and 2010, gaining an average
of 959 persons per year, a compound rate of 7.9%. Growth began to slow towards the end of this
period due to the recession. Between 2010 and 2018 the rate of population growth was 4.1% per
year and the area gained an average of 839 persons annually, according to Esri estimates.

There is relatively little multifamily housing in the area, but a lot of mobile homes (27% of the
total). Single family homes represent 69% of the inventory today. Over the next five years we
expect strong growth in single family homes and some multifamily additions. The proportion of
mobile homes will probably decline.

The average household size in the PMA is about average, at 2.49 persons. About 48% of the
households are composed of two people, compared with 43% in the metro area and 32%
nationally. Only 20% are single-person households, compared with 31% in the metro area. Only
about 8% of all the households in the area are renters rather than homeowners. The renter ratio
could rise some in the future.

Here's a summary of how the PMA compares with the larger North Port-Sarasota-Bradenton
metro area:

 Item                                 PMA          Metro Area
 Median age                            47.6           52.5
 Household head 25-54                 41%             34%
 Average household size                2.47           2.24
 Married adults                       65%             54%
 Population
STRATTON RESEARCH

The 2018 to 2023 projection by Esri calls for an average annual gain of 427 housing units in the
PMA. That seems far too conservative given what is planned in the Parrish area. There is one
estimate that 23,000 new housing units are planned.

We identified at least 18 planned residential projects within a three-mile radius of the subject
site. There are more to the north and the east over to I-75. Homebuilders are active in some of
them and some are under development, zoned or proposed. We estimate that they could deliver
nearly 15,000 more homes to the area over the next several years. When we adjust for overlap
with the PMA we project at least 7,400 new units within a three-mile radius of the subject site.

We don't know how quickly these projects will be developed with lots and new homes and
multifamily units. But if assume that an average of 5% absorption this year, rising to 10% per
year by 2020 the resulting net gain would be about 627 units annually. Some years slower, some
faster.

By 2023 the population of the PMA is projected to be about 31,656.

This projection is based on assumptions about the growth in the housing inventory, average
household size and the housing vacancy rate.

Our projection is for a net annual gain of 627 housing units in the PMA between 2018 and 2023.
It represents a large increase over the 2010 to 2018 average, which was 349 units per year.

By 2023 the housing inventory is projected to be 14,656 units. The housing vacancy rate has
been rather high in the area. It was about 14% in 2010 and estimated to be 13% in 2018. The
projected vacancy rate is 13.4%, which implies 1,970 vacant units. The vacant units include
unsold homes and several hundred second homes (classified as seasonally vacant). This leaves
12,686 units occupied by year-round households. The average household size is projected to be
2.49 persons per household. That implies a household population of 31,627 persons. Adding the
small group quarters population of 29 yields the total 2023 population of 31,656.

Table 2-1 summarizes historical and projected change in key demographic factors for the PMA.

Households and other residential sources within the primary market area had the potential to
generate demand for about 144,500 square feet of self-storage space this year (2018).

The housing-based demand for self-storage in the subject site’s primary market area is analyzed
on Table 2-2. There are three types of housing-based demand:

       Households (owners and renters)
       People living in group quarters (dorms, senior housing, prisons)
       Demand originating with owners of second homes

                                               2-5
STRATTON RESEARCH

Households are the primary source of demand, by far. Altogether, market area households may
have needed about 137,200 square feet of self-storage space in 2018. In the PMA about 12% of
all households are likely to use self-storage during the year, which is a little above the national
average.

Our calculation of household demand is benchmarked to the national pattern, with adjustments
made for the local market conditions. (See the Appendix for analysis of the national self-storage
market.)

   •   The Regional Adjustment is based on comparison of the local metro area supply ratio
       with the national ratio. The North Port-Sarasota-Bradenton metro area has a supply ratio
       of about 7.41 square feet per person, compared with 7.06 nationally, according to the
       Self-Storage Almanac. This suggests we might want to adjust the national propensity
       rates slightly upward, if at all, for the PMA. We have opted to make no adjustment in
       this case.
   •   The Mobility Rate Adjustment is greater than 1.0 when the PMA household mobility rate
       is significantly higher than the metro area mobility rate. In this case the mobility rate in
       the PMA will be much higher the metro area rate due to the volume of housing
       development expected.
   •   The average unit size might be adjusted in cases of very low average household size or
       other observed local conditions. We have made a slight downward adjustment.

About 90% of the household demand originates with homeowners. On average, homeowners
use larger storage units than renters.

The group quarters’ population in the PMA is very low. We estimate the demand form this
source to be about 200 square feet. The owners of seasonal housing have a projected demand for
only about 7,100 square feet.

The three sources create an estimated demand for 144,500 square feet this year. Table 2-2 shows
total demand for 2018 and 2023, by which time the residential-based demand is projected to
increase to 197,200 square feet due to growth in the number of households.

There are about 330 business establishments and institutions located in the PMA at this time.

That’s a population per establishment ratio of 75:1, which is very high. The corresponding
national ratio is 28:1. The residents of the PMA largely have to go elsewhere for work, shopping
and services. (This will no doubt change over time.)

Altogether the existing establishments employ about 2,188 workers. Retail trade is a major
employer in the area, accounting for 32% of all the local jobs. Agriculture and construction
account for relatively high shares of all jobs, as do miscellaneous services. See Table
2-3 for employment and establishment data.

                                                2-6
STRATTON RESEARCH

Businesses located in the primary market area currently generate demand for about 14,400
square feet of self-storage space.

The analysis of the business demand is shown on Table 2-4. The propensity to use self-storage
varies by industry.

Altogether, about 13% of the establishments in the area can be expected to use self-storage.

For more on the methodology involved please refer to the Notes on Methodology at the end of
this section, as well as the tables cited.

The total gross demand for self-storage space within the primary market area is estimated to be
176,600 square feet this year.

Gross demand reflects analysis of all the sources of demand for self-storage within the subject
site’s primary market area. It includes the effective demand generated by households and
businesses plus an allowance for normal vacancy needed to keep the market functioning
smoothly. See Table 2-5, where the data-points are 2018 and 2023.

The effective demand is the demand that is the sum of residential demand and demand that
originates with businesses. The latter represents about 9% of the total demand, which is well
below the national average of 18%. Relative to the population there are few businesses in the
area.

Gross demand includes an allowance for normal annual average vacancy, at a rate of 10%. A
certain amount of vacant space is needed in a dynamic market.

The estimated gross demand equates to 7.16 square feet per person in 2018, which is close to
average. It would be higher is there was more business demand. By 2023 demand could grow to
7.87 square feet per person due to the expected growth in both household and business demand
in the area.

The demand for climate-controlled space is estimated to be about 95,500 square feet this year.

The demand for climate-controlled storage space is difficult to pinpoint. In the U.S. about 25% to
35% of the total demand is captured by climate-controlled space. But demand varies a by region
and it has been rising everywhere as customers get more familiar with its benefits.

The division of demand between indoor, climate-controlled storage and standard storage is based
on several factors but the main ones are local climate, price and access. The climate in the
Parrish area gets very hot and humid in the summer though it is mild in the winter. Climate
control is desirable as much for personal comfort as for the protection of the stored goods. And
there is a growing consumer preference for this amenity as more of it is built.

                                               2-7
STRATTON RESEARCH

The demand for climate control is also linked to household income since there is usually a
premium price for this amenity. Table 2-5A shows analysis of the potential demand for climate
control based on household incomes and types of businesses. It is based on surveys recently
done for the Self Storage Association. The probability that a household will use climate control
increases with income. National propensities to use climate control are modified for the analysis
of the local market.

For the Parrish PMA, we have assigned fairly strong shares of demand in each income range to
climate control. Demand has been shifting in favor of climate control across the country for
several years. It is cleaner and more secure than drive-up storage and more and more is being
built.

The analysis indicates that about 57% of household customers and about 29% of businesses
customers are apt to use climate control. The weighted average is 54% of total demand. About
96% of the climate-control demand is likely to come from households and 4% from businesses.

The demand for climate control is projected to be about 95,500 square feet this year. The
demand is projected to rise to 148,200 square feet by 2023 due to growth in demand and a small
increase of the climate control market share. See Table 2-5.

                                               2-8
STRATTON RESEARCH

                                NOTES ON METHODOLOGY

We recently revised our analysis of the U.S. market to establish benchmarks for the analysis of
local market areas using recent data on population, households and the total self-storage supply.

We relied on data from the US Census Bureau, the Self Storage Almanac and the Self Storage
Demand Study. The data are not as good as one would hope for, for various reasons. We have
made our best effort to create the national benchmark with what is available. See the Appendix
for our analysis.

Conclusions:

About 82% of the total demand comes from residential sources (households, people in group
quarters (including students and military) and owners of second homes) and 18% is from
business and institutions.

In the residential demand segment, about 90% originates with households. The probability that a
household is renting self-storage is 13.5% (also called the propensity of market penetration rate).
While renters used to have a much greater propensity rate than homeowners, the gap has closed
in recent years. Our best estimate is that owners have a 12.5% probability and renters a 15.3%
probability. The average residential unit size is about 120 square feet, with homeowners
typically needing a larger unit than renters.

The propensity for businesses to use self-storage is somewhere around 15% to 16%, based on
surveys and analysis of the whole pattern of residential and commercial demand. On average,
businesses use 1.5 units. The average amount of space rented is 150 square feet, per recent
studies conducted for the Self Storage Association, updated for this analysis.

The analysis presented on Table 2-2 is based on the propensity for households (owners and
renters), residents of group quarters and owners of second or seasonal homes, to use self-storage.

The analysis of the local market starts with the demographic data presented in Table 2-1.

                                                2-9
STRATTON RESEARCH

The local propensity rates are based on the national propensity rates, which have been rising.
The national rates are adjusted for the local region and for the local mobility rate. The South and
West exhibit higher propensities for using self-storage than the national average. In the
Northeast, the propensities are lower than the national average. In the Midwest, they are near the
average. We base our adjustment factor in part on a comparison of the existing square feet per
person in the local metropolitan area with the national average.

The local market area’s household mobility rate is also taken into consideration. If it is
significantly above the mobility rate of the MSA or the region, an adjustment factor of greater
than 1.0 is applied. If the local mobility rate is significantly below the rates of the MSA or
region than a factor of less than 1.0 is applied. This process fine-tunes the local market area
within the context of the surrounding market area.

The propensity rates are multiplied times the number of owners and renters to obtain an estimate
of the number of users of self-storage in the market area. This number is then multiplied times
the average unit size that each group tends to rent, which is based on analysis of the national
market. Adjustments to the average unit sizes may also be made, with respect to local patterns.

The same approach is made with group quarters residents and seasonal housing. The demand
originating with each source (households, group quarters and seasonal housing) is then summed
to get the total residential-based demand.

Here is a brief description of each of the three residential demand market segments:

       •   Households

       Household demand is based on the number of owner and renter households times their
       propensities to use self-storage. Base propensities are derived for the US as a whole.
       These are then modified to suit local conditions. Propensity times the number of
       households yields the probable number of customers. This estimate is then multiplied by
       the average unit size (derived from analysis of the national market) to yield total demand.

       •   Group quarters

       The group quarters population is multiplied by the propensity ratio (the US ratio,
       modified for the local market) to obtain the probable number of customers, which is then
       multiplied by the average unit size to obtain the total demand.

       •   Seasonal housing

       The same approach is used. The number of seasonal housing units is multiplied by the
       propensity rate to get the potential number of customers, which is then multiplied by the
       average unit size.

                                               2-10
STRATTON RESEARCH

Here is a summary of the analysis of business-based demand presented on Table 2-3:

The distribution of the businesses located in the market area by type of industry is shown on
Table 2-3. Each industry has an expected propensity to use self-storage. These were derived for
the US and then modified for the local area. The modification is based on observations about the
types of businesses in the area and their size. Large businesses with lots of real estate and
employees may be less apt to use self-storage than smaller businesses.

The propensity ratio times the number of establishments yields the probable number of
customers in each industry. This number is then multiplied by the average amount of space that
a business is likely to rent. The industries are all summed to get the total establishment-based
estimate of demand.

                                              2-11
STRATTON RESEARCH

              PRIMARY MARKET AREA
                 HIGHWAY 301 SITE
                 PARRISH, FLORIDA

The primary market area is a 3-mile radius around the site.
TABLE 2-1
                               BASIC DEMOGRAPHICS OF THE PRIMARY MARKET AREA*
                                              HIGHWAY 301 SITE
                                              PARRISH, FLORIDA
                                                                                                            Avg. Annual Change
                                                                                                          2000      2010       2018
 Item                                          2000           2010             2018          2023         2010      2018       2023

 Total persons                                8,381        17,967            24,682       31,656          959         839    1,395
     In households                            8,373        17,950            24,659       31,627          958         839    1,394
     In group quarters                            8            17                23           29            1           1        1
       HPR**                                  99.9%         99.9%             99.9%        99.9%

 Total occupied                               3,859          7,532           10,003       12,686          367         309      537
       Owners                                 3,627          6,826            9,239       11,337          320         302      420
       Renters                                  232            706              764        1,350           47           7      117
       Renter ratio                            6.0%           9.4%             7.6%        10.6%

 AHS                                            2.17           2.38            2.47          2.49

 All housing units                            4,490          8,730           11,521       14,656          424         349      627
      1 unit, detached                        3,085          5,998            7,915       10,469          291         240      511
      1 unit, attached                          180            349              461          586           17          14       25
      2-4                                         0              0                0            0            0           0        0
      5 or more                                  13             26               35          344            1           1       62
      Mobile homes                            1,212          2,357            3,111        3,257          114          94       29

 Vacant units                                   631          1,198            1,518        1,970           57         40        90
    Vacancy rate                              14.1%          13.7%            13.2%        13.4%
    Seasonally vacant                           246            479              632          804           23         19        34
    Year-round housing vacant                   385            719              886        1,166           33         21        56
 Household mobility rate                      20.2%          20.4%            20.3%        20.4%           n/a        n/a       n/a

   * Defined as the region within a 3.0-mile radius. See Section II. See map.
  ** Household population ratio, which is pct. of total population living in households rather than group quarters.

      Source: ESRI and Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                                     Table 2-1
TABLE 2-1A
                            ADDITIONAL DEMOGRAPHICS
                                 HIGHWAY 301 SITE
                                 PARRISH, FLORIDA
                                  2018 ESTIMATES
                                             Market  Sarasota                United
  Item                                         Area    Metro                  States
  Median household income                  $60,675  $54,174                $58,100
       HH income < $25,000                   16.4%    20.1%                  20.6%
       HH income $25,000-$49,999             21.8%    25.4%                  22.1%
       HH income $50,000-$99,999             36.9%    31.3%                  30.1%
       HH income $100,000 or more            24.9%    23.2%                  27.2%
  Average household income                 $82,796  $79,469                $72,840
  Median age                                   47.6      52.5                  38.3
  Percent of population under 18             20.4%    16.2%                  22.2%

  Average household size                                 2.47     2.24         2.59
  Renter ratio                                          7.6%    26.6%        37.0%
  Household mobility rate                              20.3%    11.5%         9.0%

  Marital status:
        Never married                                  19.9%    24.2%        33.9%
        Married                                        64.7%    53.5%        49.4%
        Divorced & widowed                             15.4%    22.3%        16.7%

  Population by race:
       White alone                                     87.5%    84.8%        69.9%
       Black alone                                      5.7%     6.6%        12.9%
       Asian alone                                      2.6%     1.9%         6.4%
       All other races                                  4.2%     6.7%        10.8%
       Hispanic origin (any race)                       9.3%    12.9%        19.8%

  Educational attainment:
       No HS diploma                                    7.2%     9.2%        12.2%
       High school graduate                            28.4%    29.7%        27.0%
       Some college/associate degree                   35.5%    29.1%        29.0%
       Bachelor's degree                               19.6%    19.2%        19.6%
       Master's degree+                                 9.3%    12.8%        12.2%

  Population enrolled in college/university:
       Undergraduate                                    1,153   25,618   19,029,297
       Graduate school                                    133    5,124    3,990,014
       Undergard & grad % of popul                      5.8%     4.2%         7.5%

  Type of employment:
       White collar                                    67.0%    60.1%        60.6%
       Services                                        16.5%    22.5%        18.4%
       Blue collar                                     16.5%    17.4%        21.0%

  Population in Armed Forces (est.)                        74    2,401    2,310,621
       Pct of population                                0.3%     0.3%         0.7%

          Source: ESRI and Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                   Table 2-1A
TABLE 2-1B
                           RESIDENTIAL DEVELOPMENT PIPELINE
                                 PARRISH MARKET AREA

                                                           PMA            Total          PMA
Project Name                      Radius Direction        Impact          Units          Units
Forest Creek                      0-1          SE          100%            367            367
Willow Bend                       0-1         NW           100%            279            279
Harris Ranch                      0-2           W          100%          1,163          1,163
Silverleaf                        0-2         SW           100%            714            714
Aberdeen Meadows                  1-2         SW           100%            200            200
Wildcat Preserve                  1-2          NE          100%            242            242
Copperstone                       1-2           N          100%            622            622
Creekside Preserve                2-3           W           80%            403            322
River Wilderness Ph 3             2-3            S         100%            177            177
Cross Creek                       1-3          SE          100%            338            338
Gamble Creekside Estates          2-3          NE          100%            161            161
Parrish Plantation                2-3          NE          100%            488            488
Morgans Glen                      2-3          NE          100%            286            286
Summerwoods                       2-3          NE          100%            562            562
Canoe Creek                       2-4          SE           50%            896            448
Parrish Lakes Phase 1             2-4         NW            30%          1,500            450
Amazon South*                     2-4          NE           25%          2,000            500
Twin River                        2-4          SE           15%            544             82
Haval Farms*                      3-4          NE            0%          3,842              0

Total                                                                  14,784           7,401

          Source: Manatee County: North county development projects. PMA impact estimated
          by Stratton Research.

Parrish FL SS2023-2.1.1.xlsxHousing          Table 2-1B
STRATTON RESEARCH

         PLANNED DEVELOPMENTS
          PARRISH, FLORIDA AREA

Showing 1- and 2-mile radii around the subject site.
TABLE 2-2
                                                    RESIDENT-BASED DEMAND
                                                       FOR SELF STORAGE
                                                     PRIMARY MARKET AREA
                                                        HIGHWAY 301 SITE
                                                        PARRISH, FLORIDA

                                                                         2018                                        2023
Item                                                      Owners          Renters       Total           Owners        Renters          Total
HOUSEHOLD-BASED DEMAND:
Number of households                                        9,239               764    10,003            11,337          1,350       12,686

Propensity rate analysis:*
     National rates                                        10.6%           14.8%          --              10.6%         14.8%            --
     Regional adjustment                                     1.00            1.00         --                1.00          1.00           --
     Mobility rate adjustment                                1.10            1.00         --                1.18          1.07           --
     LOCAL propensities                                    11.7%           14.8%       11.9%              12.5%         15.8%         12.8%

Prospective users of self storage                           1,077               113     1,190              1,414           213         1,627

Average unit square footage                                   116               106       115               116            106           115

Projected household-based demand (sq. feet)**            125,200           12,000     137,200           164,400        22,600       187,000

GROUP-QUARTERS-BASED DEMAND:
Group quarters population                                     --                --         23                --            --             29
Propensity                                                    --                --     10.7%                 --            --         10.7%
Prospective users of self storage                             --                --          2                --            --              3
Average unit square footage                                   --                --       104                 --            --           104

Projected demand (sq. feet)                                   --                --        200                --            --            300

SEASONAL-HOUSING-BASED DEMAND:
Seasonal housing units                                        --                --       632                 --            --           804
Propensity                                                    --                --     10.7%                 --            --         10.7%
Prospective users of self storage                             --                --         68                --            --             86
Average unit square footage                                   --                --       104                 --            --           115

Projected demand (sq. feet)                                   --                --      7,100                --            --          9,900

TOTAL RESIDENT-BASED DEMAND                                                           144,500                                        197,200
  * The local propensity to use self storage is based on the national rates, multiplied by a regional adjustment and a mobility rate
    adjustment. Households are much more apt to use self storage in some regions, such as the South and the West, than in others,
    such as the Northeast. Markets with a higher than average mobility rate also exhibit higher than average demand for self
    storage.
 ** Projected demand is the number of prospective users of self storage times the average unit square footage.

        Source: Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                                        Table 2-2
TABLE 2-3
                                                        BUSINESS ACTIVITY
                                                      PRIMARY MARKET AREA
                                                         HIGHWAY 301 SITE
                                                               2018
                                                                                                                  Average Number of
                                                 Establishments                     Employment                  Employees/Establishment
 Industry                                       Number            Percent          Number      Percent               PMA             USA
 Agriculture & Mining                               22              6.7%             202         9.2%                 9.2             8.2
 Construction                                       46             13.9%             134         6.1%                 2.9             8.0
 Manufacturing                                       9              2.7%              47         2.1%                 5.2            32.3
 Transp.,Communications & Util.                     18              5.5%              63         2.9%                 3.5            14.2
 Wholesale Trade                                    10              3.0%              35         1.6%                 3.5            15.5
 Retail Trade                                       51             15.5%             708        32.4%                13.9            12.9
 Fin., Insur. & Real Est. (FIRE)                    29              8.8%             158         7.2%                 5.4             9.2
 All services                                      118             35.8%             786        35.9%                 6.7             9.8
     Professional & technical svcs                  28              8.5%              77         3.5%                 2.8             9.8
     Health services                                20              6.1%             169         7.7%                 8.5            24.6
     Educational services                            3              0.9%              58         2.7%                19.3            44.7
     Other Services                                 67             20.3%             482        22.0%                 7.2             9.4
 Government                                          4              1.2%              50         2.3%                12.5            23.2
 Unclassified establishments                        23              7.0%               5         0.2%                 0.2             0.8

 Total                                             330            100.0%             2,188          100.0%              6.6         13.1

 RELATIVE INDICES:*                               Establish-           Total         Estab.
                                                       ments         Employ            Size
 Agriculture & Mining                                  2.73            6.04            1.1
 Construction                                          2.13            1.54            0.4
 Manufacturing                                         0.80            0.26            0.2
 Transp.,Communications & Util.                        1.31            0.64            0.2
 Wholesale Trade                                       0.82            0.37            0.2
 Retail Trade                                          0.74            1.57            1.1
 Fin., Insur. & Real Est.                              0.93            1.09            0.6
 All services                                          0.89            0.83            0.7
   Professional & technical svcs                       0.94            0.52            0.3
   Health services                                     0.98            0.67            0.3
   Educational services                                0.36            0.31            0.4
   Other Services                                      0.90            1.37            0.8
 Government                                            0.33            0.35            0.5
 Unclassified establishments                           1.27            0.71            0.3
     * For each factor, the index value shows how the local industry compares with the nation. All values greater than 1.10
         demonstrate a local strength relative to national conditions.
   ** Does not include military
         Source: ESRI and Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                                       Table 2-3
TABLE 2-4
                                                   ESTABLISHMENT DEMAND
                                                   PRIMARY MARKET AREA
                                                      HIGHWAY 301 SITE
                                                      PARRISH, FLORIDA

                                                              Ministorage Users**         Estimated         Average           Total
                                             Number of        National         Local     Ministorage        Demand         Demand
 Industry                               Establishments*       Average       Estimate          Users         Sq. Feet       Sq. Feet
 Agriculture & Mining                               22           3.3%          3.3%               1             342            342
 Construction                                       46           5.0%          5.0%               2             342            684
 Manufacturing                                       9         24.4%          36.6%               3             342          1,026
 Transp.,Communications & Util.                     18         17.6%          26.4%               5             342          1,710
 Wholesale Trade                                    10         10.6%          15.9%               2             342            684
 Retail Trade                                       51           5.4%          5.4%               3             342          1,026
 Fin., Insur. & Real Est.                           29         13.0%          13.0%               4             342          1,368
 All services
     Professional & technical svcs                 28           16.4%          24.6%              7             342             2,394
     Health services                               20           19.2%          24.0%              5             342             1,710
     Educational services                           3           13.0%          13.0%              0             342                 0
     Other Services                                67            9.1%           9.1%              6             342             2,052
 Government                                         4           15.5%          15.5%              1             342               342
 Unclassified establishments                       23            9.7%          12.6%              3             342             1,026

 Total (demand is rounded)                        330                          12.7%             42             343            14,400

 Non residential customers                        42
 Average # units per customer***                 1.8
 Units in demand                                  76
 Average unit size***                            190
 Square feet in demand                       14,364
 Average SF demand/customer                      342
       * TABLE 2-3
     ** National average is based on 2017 Self Storage Demand Study by the Self Storage Association. Local estimate is based
          on analyst's judgement.
    *** Based on 2017 Self Storage Demand Study by the Self Storage Association. Modified for local market.

           Source: Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                                  Table 2-4
TABLE 2-5
                                        GROSS DEMAND
                               AND DEMAND BY PRODUCT SEGMENT
                                    PRIMARY MARKET AREA
                                       HIGHWAY 301 SITE
                                                                                     Average
Item                                                                                  Annual Compound
      Detail                                                 2018         2023       Change      Rate
Effective demand:
      Resident-based demand              Table 2-2      144,500       197,200         10,540         6.4%
      Business demand                    Table 2-4       14,400        27,000          2,520        13.4%
      Total effective demand                            158,900       224,200         13,060         7.1%
+ Allowance for normal vacancy               10%         17,700        24,900          1,440         7.1%
= Total gross demand*                                   176,600       249,100         14,500         7.1%
      Residential share                                   90.9%         88.0%
      Business share                                       9.1%         12.0%

Demand by product segment:**
    Standard space                                       81,100        100,900            3,960        4.5%
    Climate control                                      95,500        148,200           10,540        9.2%
    TOTAL                                               176,600        249,100           14,500        7.1%
  * Sq. feet per person
                Primary market area (demand)                  7.16          7.87
                         Metro area (demand)                  8.84          8.96
                            Florida     (supply)              7.00           --
                              USA       (supply)              7.06           --
  * Sq. feet per household:
                Primary market area (demand)                  17.7
                         Metro area (demand)                  20.1
                              USA       (supply)              21.8
 ** Based on the expected local pattern, which is based on climate and national trends..
    National pattern                                         2018           2023
        Standard space                                       88%            77%
        Climate control                                      20%            23%
    Expected local pattern
        Standard space                                       46%            41%
        Climate control                                      54%            59%            > See TABLE 2-5A
    Source: Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                     Table 2-5
TABLE 2-5A
                  ANALYSIS OF CLIMATE-CONTROL DEMAND
                         PRIMARY MARKET AREA
                            HIGHWAY 301 SITE
                                                         Climate-                   Climate-
RESIDENT-BASED DEMAND                      All Storage    Control                    Control
Household Income Range         Households Customers* Propensity**                  Customers
< $25,000                          1,640          179        10%                          18
$25,000-$49,999                    2,181          279        35%                          98
$50,000-$99,999                    3,691          427        70%                         299
$100,000 or more                   2,491          305        85%                         259
Total                             10,003        1,190        57%                         674

                                                                       Climate-     Climate-
BUSINESS-BASED DEMAND                                   All Storage     Control      Control
Industry                             Establishments     Customers* Propensity**    Customers
Agriculture                                     22               1         13%             0
Construction                                    46               2         13%             0
Manufacturing                                    9               3         20%             1
Transp.,Communications & Util.                  18               5         22%             1
Wholesale Trade                                 10               2         28%             1
Retail Trade                                    51               3         28%             1
Fin., Insur. & Real Est.                        29               4         33%             1
Legal services                                  28               7         39%             3
Health services                                 20               5         50%             2
Educational services                             3               0         39%             0
Other Services                                  67               6         22%             1
Government                                       4               1         17%             0
Nonclassifiable                                 23               3         33%             1
Total                                          330              42         29%           12

SUMMARY OF CLIMATE-CONTROL DEMAND:
                                                             Climate-   Climate-
                                               Total          Control   Control
Market Segment                             Demand          Propensity   Demand
Resident-based demand                     144,500              56.6%    81,811
Business demand                             14,400             28.6%     4,114
Total effective demand**                  158,900                       85,925
+ Allowance for normal vacancy                 10%                       9,575
= Total gross demand*                      176,600            54.1%     95,500
      Residential share                                                  95.2%
      Business share                                                       4.8%
   * Based on national propensities by income range
  ** National propensities modified for local conditions

       Source: Stratton Research.

Parrish FL SS2023-2.1.1.xlsx               Table 2-5A
STRATTON RESEARCH

                                         SECTION III

                        THE COMPETITIVE ENVIRONMENT

There are only six potentially competitive self-storage facilities located within or near the
primary market area.

The site is located on U.S. Highway 301 about four miles east of I-75 in Parrish.

The primary market area (PMA) is defined as the region within a three-mile radius of the site.

There are only three existing facilities within the PMA. There are three more within 5.1 to 6.6
miles that might be slightly competitive for a share of the demand in the PMA.

We are not aware of any new facilities under construction or planned in the competitive area at
this time.

The existing potentially competitive facilities have a combined total of about 332,600 square feet
of rentable self-storage space.

The average facility size is 55,400 square feet and the median is 42,700 square feet. Sizes range
from 15,300 to 123,970 square feet.

The average occupancy rate of the stabilized facilities was about 91% in August.

Today, about 49% of all the space in the market area is climate controlled.    Only one of the
surveyed facilities lacks climate control. See Table 3-1 for summary data.

                                                3-1
STRATTON RESEARCH

The following chart summarizes the competitive supply by distance from the subject site:

  Miles        Facilities      Total SF       Climate      % Climate
   1             0                    0             0           0.0%
   2             1               39,790        33,240         83.5%
   3             3               96,720        46,240         47.8%
   6             4              140,540        58,320         41.5%
   7             6              332,590       161,650         48.6%

The nearest facility is Parrish Storage, built in 2012 some 1.4 miles to the northeast of the subject
site on Highway 301. It contains almost 40,000 net rentable square feet, including some climate
controlled space in a two-story building. It is almost completely leased up and the rents are the
highest in the area. They are planning to build a new RV and boat storage facility a little further
to the north on Highway 301.

There are two facilities in Parrish to the southwest of the subject site. Xpress Storage is located
just off of Highway 301 some 2.4 miles away. About one-third of the 362 units are climate
controlled. Rents are about average and it is about 98% occupied.

Ellenton Commons Mini Storage is located nearby. It consists of a single building behind a strip
shopping center. All of the units appear to be very large, about 450 square feet. It primarily
serves businesses and possibly some vehicle storage. Not much of a self-storage competitor.

The next-nearest facility is Xpress Storage on Portal Crossing in Bradenton, some 5.1 miles to
the south of the subject site. It could attract some customers out of the southern part of the PMA
via Fort Hamer Road. But minimally competitive if at all.

Two facilities on Highway 301 west of I-75 could also conceivably attract customers from the
west side of the PMA. They are more than six miles away, though, so the competitive impact
will be minimal. They are Hide-Away Storage and Simply Self Storage. The latter is the largest
facility in the area, by far.

See the map that follows this text for facility locations relative to the site and the PMA.

About 75% of the space in the are has been built in the area since 2009.

One new facility was built that year and three more between 2012 and 2014.

The following chart shows how the supply has changed in the region of the subject site over the
years (dated by original completion dates of the different facilities):

                                                 3-2
STRATTON RESEARCH

                                Square Feet Added by Period
                                   Primary Market Area
 140,000

 120,000

 100,000

  80,000

  60,000

  40,000

  20,000

      0
STRATTON RESEARCH

About 54% of the existing competitive supply is climate controlled.

The competitive supply of climate-controlled spaced currently amounts to about 37,000 square
feet. The competitive supply of standard space totals 32,200 square feet. See Table 3-2A.

The primary climate control competitor is Parrish Storage, accounting for 21,500 square feet.
The Xpress Storage in Parrish and Simply Self Storage in Palmetto are also somewhat important
competitors for climate controlled demand.

Rents are detailed on Tables 3-3 through 3-4B.

The rents we show reflect what they were in early September and were collected on websites and
third-party sources (Reis, Union Realtime). Table 3-3 shows website rents by unit size for
standard space at the existing facilities. The average rent across the region for a 10x10 without
climate control is $132 per month. Asking rents range from $118 to $160, with the median at
$125. The Class A average is $136.

Climate-control rents are shown on Table 3-3A. The average for a 10x10 unit is $177. The
range is $162 to $192 and the median is $177. The Class A average is also $177. The highest
quoted rent is at Parrish Storage. The lowest is at Simply Self Storage in Palmetto.

Rent premiums for climate-controlled space are around 30% or more currently, as Table 3-3B
shows.

Tables 3-4 and 3-4A detail estimated rents per square foot at all the competitive facilities. The
tables also show our estimate of the overall rent per square foot at each facility. In the absence
of detailed unit mix data this is necessarily a rough estimate, based on the estimated average unit
size at each facility.

Several of the facilities quote web rates that are discounted from street rates. The average
discount for climate control rents is 12% for ground floor units and 10% for upper floor units.

Rents for upper floor units are discounted about 25% to 30% from ground floor rents.

See Table 3-5 through 3-5B for rent discounts.

                                                 3-4
STRATTON RESEARCH

          PRIMARY MARKET AREA & COMPETITION
                   HIGHWAY 301 SITE
                   PARRISH, FLORIDA

The primary market area is the region within a 3-mile radius of the site.
TABLE 3-1
                                                                 POTENTIALLY COMPETITIVE SELF-STORAGE FACILITIES
                                                                                HIGHWAY 301 SITE
                                                                                PARRISH, FLORIDA
                                                                                                                                                       Estimated                               Est.
                                                                                                         Approx        Miles     Storage Units          Leasable      10x10 Rent             Occu-
      Map                                                                                                 Year         From               Climate       Sq. Feet              Climate        pancy          Quality
 Quad Code Facility Name                        Address                           City           Zip     Opened         Site    Total Controlled          (Total) Standard Controlled         Rate          Rating
   aa   a b                                                                         c                      d             e           f           g             h          i                       j       k   l
  NE   80 Parrish Storage                       12123 US 301 N                  Parrish      34219           2012      1.4       346          289        39,790      $160       $192          97%            A-
  SW   81 Xpress Storage                        8709 Old Tampa Rd               Parrish      34219           2013      2.4       362          113        41,630      $134       $184          98%            A-
  SW   82 Ellenton Commons Mini Storage         8201 US 301 N                   Parrish      34219           1996      2.6        34           -         15,300        --         --          90%             C
  SE   61 Xpress Storage                        10415 Portal Crossing          Bradenton     34212           2014      5.1       381          105        43,820      $124       $169          88%            A-
  SW   83 Hide Away Storage                     2900 US 301 N                   Ellenton     34222           1982      6.1       592          249        68,080      $118         --          91%             B
  SW   63 Simply Self Storage                   2100 US 301                    Palmetto      34221           2009      6.6     1,127          679      123,970       $125       $162          88%             A

                   TOTAL                                                 6                                                     2,842         1,435     332,590         $132         $177      91%

                                                       Subtotal by quality:        A                                           2,216         1,186     249,210         $136         $177      91%                     4
                                                                                   B                                             592           249      68,080         $118           --      91%                     1
                                                                                   C                                              34             0      15,300           --           --      90%                     1
 UNDER-CONSTRUCTION:                                                                                          d         B           f              g          h
          None known                                                                                                   0.0         0             0           0        n/a              n/a   New          0       A

          TOTAL                                                          0                                                         0             0             0
 PLANNED FACILITIES:                                                                         a                d         B           f             g             h i           Probability             l       m
          None known                                                                                                   0.0         0             0         -          NEW        100%                     0       A

                   TOTAL                                                 0                                                          0            0             0
                   Abbreviations:                                    LU =     In lease-up.                        e=   Estimated occupancy
                                                                    ADD =     Addition
                                                                                                                                                       #REF!
                   SOURCE: Stratton Research.                                                                                                          #REF!

Parrish FL SS2023-2.1.1.xlsx                                                                     Table 3-1
TABLE 3-2
                                                            COMPETITIVE SELF-STORAGE SUPPLY
                                                                   HIGHWAY 301 SITE
                                                                   PARRISH, FLORIDA

                                                  Total
                                               Leasable    Competitive      Miles             Competitive Impact* on                Total
 Map                                             Square       Area**        From                Primary Market Area             Effective    Market Quality       Occup
 Code Facility Name                                Feet         80%          Site          Overlap Adjustment       Impact        Supply      Share Rating         Rate
                                                      a                         b                c                                      d         e   f
   80     Parrish Storage                       39,790          31,800        1.4            71%           10%        81%        25,800      37.3%   A-              0%
   81     Xpress Storage                        41,630          33,300        2.4            50%           10%        60%        20,000      28.9%   A-              0%
   82     Ellenton Commons Mini Storage         15,300          12,200        2.6            47%          -10%        37%         4,500       6.5%    C              0%
   61     Xpress Storage                        43,820          35,100        5.1             8%            2%        10%         3,500       5.1%   A-              0%
   83     Hide Away Storage                     68,080          54,500        6.1             0%           10%        10%         5,500       7.9%    B              0%
   63     Simply Self Storage                  123,970          99,200        6.6             0%           10%        10%         9,900      14.3%    A              0%

     TOTAL                                     332,590        266,100                                                  26%       69,200     100.0%
     Subtotal by facility quality rating:
                         A                     249,210        199,400         --                --          --         30%       59,200      85.5%
                          B                     68,080         54,500         --                --          --         10%        5,500       7.9%
                          C                     15,300         12,200         --                --          --         37%        4,500       6.5%
 UNDER-CONSTRUCTION:                                  a                         b                  c                                   d
  0 None known                                       0               0        0.0              100%         0%        100%            0         n/a      A

     TOTAL                                            0              0                                                   n/a           0
 PLANNED FACILITIES:***                                a                        b                  c                                    d
   0 None known                                       0              0        0.0              100%         0%        100%             0        n/a      A

       TOTAL                                             0               0                                               n/a            0
     * Competitive impact expresses the degree by which each facility in the area might compete with the proposed facility for a share of the demand in the primary market
       area. Competitive impact is based on how much overlap there is between each facility's own primary market area and the subject site's primary market area. In
       some cases an adjustment is made to this distance-defined impact. The adjustment is based on the competitive strength of each particular competitor, which is
       related to visibility, features, services and other aspects of quality.
    ** An adjustment to Total Area to allow for the 20% to 30% (typically) of customers who come from outside of a facility's own primary market area.
   *** Impact is also modified by the probability of development assigned in Table 3-1.
       SOURCE: Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                                                       Table 3-2
TABLE 3-2A
                                                     CLIMATE-CONTROLLED SUPPLY
                                                          HIGHWAY 301 SITE
                                                          PARRISH, FLORIDA

                                                Miles            Total           Percent         Sq. Ft.     Sq. Ft.
Map                                             From         Effective           Climate        Climate NON-Climate    Quality   Occupancy
Code Facility Name                               Site          Supply            Control        Control     Control    Rating      Rate
                                                    b                e                 f              g           h      I
   80    Parrish Storage                          1.4         25,800                84%         21,500       4,300      A-            97%
   81    Xpress Storage                           2.4         20,000                31%          6,200      13,800      A-            98%
   82    Ellenton Commons Mini Storage            2.6          4,500                 0%              0       4,500       C            90%
   61    Xpress Storage                           5.1          3,500                28%          1,000       2,500      A-            88%
   83    Hide Away Storage                        6.1          5,500                42%          2,300       3,200       B            91%
   63    Simply Self Storage                      6.6          9,900                60%          6,000       3,900       A            88%

         TOTAL                                                69,200             53.5%          37,000       32,200
             Subtotal by facility quality rating:
                                                     A        59,200             58.6%          34,700       24,500
                                                     B         5,500             41.8%           2,300        3,200
                                                     C         4,500              0.0%               0        4,500
UNDER-CONSTRUCTION:                                   b             e                 f               g            h
 0 None known                                       0.0            0              0.0%               0            0      A

    TOTAL                                                           0                n/a             0            0
PLANNED FACILITIES:***                                b              e                 f              g            h
  0 None known                                      0.0             0              0.0%              0            0      A

         TOTAL                                                    0             0.0%                 0            0
         NOTE: Competitive impact is based on location and access with respect to the trade area.

         SOURCE: Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                                        Table 3-2A
TABLE 3-3
                                                RENTS* FOR STANDARD UNITS
                                                       HIGHWAY 301 SITE
                                                       PARRISH, FLORIDA
                                                            AUGUST 2018
 Map                                    Standard                   5x5 5x10 5x15 10x10 10x15 10x20 10x25 10x30 12x30
 Code Facility Name                       Units      Sq. feet>      25        50      75      100      150      200     250   300   360
                                                     Miles            a        b        c        d        e         f      g     h     i
  80 Parrish Storage                       57         1.4          56       90       --      160       --        --     --    --    --
  81 Xpress Storage                       249         2.4          --       69       --      134       --      229     284    --   370
  82 Ellenton Commons Mini Storage         34         2.6          --       --       --        --      --        --     --    --    --
  61 Xpress Storage                       276         5.1          --       64       --      124      189        --     --   294    --
  83 Hide Away Storage                    343         6.1          --       64       --      118      149      164     204   234   249
  63 Simply Self Storage                  448         6.6          --       --       --      125       --      213      --    --    --
      Average                                                      56       72        --     132      169      202     244   264   310
      Maximum                                                      56       90         0     160      189      229     284   294   370
      Minimum                                                      56       64         0     118      149      164     204   234   249
                   Average by Quality                  A           56       74       --      136      189      221     284   294   370
                                                       B           --       64       --      118      149      164     204   234   249
                                                       C           --       --       --        --      --        --     --    --    --
      NOTE: In case of odd-sized unitswe have performed extrapolations to get estimated rents for standard sizes shown.
      Numbers in italics are estimates.
      SOURCE: Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                                    Table 3-3
TABLE 3-3A
                                          CLIMATE CONTROLLED RENTS*
                                                  HIGHWAY 301 SITE
                                                  PARRISH, FLORIDA
                                                      AUGUST 2018
Map                                    Climate                   5x5 5x10 5x15 10x10 10x15 10x20 10x25 10x30
Code Facility Name                      Units      Sq. feet>       25      50        75     100       150      200    250   300
                                                    Miles           a        b        c        d         e        f       g    h
 80 Parrish Storage                      289         1.4         --       --       --      192       245       --      --   --
 81 Xpress Storage                       113         2.4          64      --       --      184        --      349      --   --
 82 Ellenton Commons Mini Storage         0          2.6         --       --       --        --       --       --      --   --
 61 Xpress Storage                       105         5.1         --       94       --      169        --      299      --   --
 83 Hide Away Storage                    249         6.1         --       --       --        --       --       --      --   --
 63 Simply Self Storage                  679         6.6          57      89       --      162        --      276    344    --
     Average                                                      61      92       --      177       245      308    344    --
     Maximum                                                      64      94       --      192       245      349    344    --
     Minimum                                                      57      89       --      162       245      276    344    --
                   Average by Quality                 A           61      92       --      177       245      308    344    --
                                                      B          --       --       --        --       --       --      --   --
                                                      C          --       --       --        --       --       --      --   --
     NOTE: In case of odd-sized unitswe have performed extrapolations to get estimated rents for standard sizes shown.
     Numbers in italics are estimates.
     SOURCE: Stratton Research.

Parrish FL SS2023-2.1.1.xlsx                               Table 3-3A
TABLE 3-3B
                                               CLIMATE CONTROL PREMIUMS
                            FACILIITIES WITH BOTH STANDARD AND CLIMATE CONTROL IN EACH SIZE
                                                     HIGHWAY 301 SITE
                                                     PARRISH, FLORIDA
                                                        AUGUST 2018

  Map                                                          5x5        5x10     5x15       10x10    10x15    10x20   10x25   10x30
  Code Facility Name                               miles        25          50       75         100      150      200     250     300
                                                       i
   80     Parrish Storage                           1.4        --          --       --         20%       --       --      --      --
   81     Xpress Storage                            2.4        --          --       --         37%       --      52%      --      --
   82     Ellenton Commons Mini Storage             2.6        --          --       --          --       --       --      --      --
   61     Xpress Storage                            5.1        --         47%       --         36%       --       --      --      --
   83     Hide Away Storage                         6.1        --          --       --          --       --       --      --      --
   63     Simply Self Storage                       6.6        --          --       --         30%       --      30%      --      --

          Average                                              --         47%       --         31%       --      41%      --      --

                             Average by quality:   A            8%        23%        n/a       30%      30%      39%     21%     n/a
                                                   B            n/a        n/a       n/a        n/a      n/a      n/a     n/a    n/a
                                                   C           n/a        n/a       n/a        n/a      n/a      n/a     n/a     n/a

                                                   Average Rent/Type by Unit Size

                            400

                            350

                            300

                            250
               Rent/Month

                            200

                            150

                            100

                             50

                              0
                                    25       50     75         100         150          200      250      300
                                                                         Unit SF
                                                         Standard     Climate Control

Parrish FL SS2023-2.1.1.xlsx                                        Table 3-3B
TABLE 3-4
                                     STANDARD UNIT RENTS PER SQUARE FOOT
                                                   HIGHWAY 301 SITE
                                                   PARRISH, FLORIDA
                                                      AUGUST 2018
Map                                   Dimensions>   Estimated   5x5 5x10 5x15 10x10 10x15 10x20 10x25 10x30
Code Facility Name                    Square feet>   Overall*    25     50   75   100   150    200    250    300
                                           Miles                   a      b    c     d      e      f      g      h
 80 Parrish Storage                         1.4       1.53    2.24   1.80   --   1.60    --     --     --     --
 81 Xpress Storage                          2.4       1.29      --   1.38   --   1.34    --   1.15   1.14     --
 82 Ellenton Commons Mini Storage           2.6        n/a      --     --   --     --    --     --     --     --
 61 Xpress Storage                          5.1       1.24      --   1.28   --   1.24  1.26     --     --   0.98
 83 Hide Away Storage                       6.1       1.15      --   1.28   --   1.18  0.99   0.82   0.82   0.78
 63 Simply Self Storage                     6.6       1.20      --     --   --   1.25    --   1.07     --     --
     Average                                          1.28    2.24   1.44   --   1.32  1.13   1.01   0.98   0.88
     Maximum                                                  2.24   1.80   --   1.60  1.26   1.15   1.14   0.98
            Average by Quality               A        1.35    2.24   1.49   --   1.36  1.26   1.11   1.14   0.98
                                             B        1.15      --   1.28   --   1.18  0.99   0.82   0.82   0.78
                                             C         n/a      --     --   --     --    --     --     --     --
     * Rough estimate based on average unit size.
     Source: Stratton Research

                                         Rent/Square Foot/Month by Unit Size
                                                   Standard Units

                            2.50

                            2.00
            Rent/SF/Month

                            1.50

                            1.00

                            0.50

                            0.00
                                   25   50       75         100           150   200   250    300

                                                                Unit SF

                                                  Average    Within 2 miles

Parrish FL SS2023-2.1.1.xlsx                                  Table 3-4
TABLE 3-4A
                                CLIMATE CONTROLLED RENTS PER SQUARE FOOT
                                                  HIGHWAY 301 SITE
                                                  PARRISH, FLORIDA
                                                     AUGUST 2018
Map                                  Dimensions> Estimated     5x5 5x10 5x15 10x10 10x15 10x20 10x25 10x30
Code Facility Name                   Square feet>   Overall*     25      50   75    100    150    200      250  300
                                         Miles                     a       b    c     d       e       f       g     h
 80 Parrish Storage                        1.4      1.88        --      --   --   1.92   1.63      --      --    --
 81 Xpress Storage                         2.4      1.75      2.56      --   --   1.84     --    1.75      --    --
 82 Ellenton Commons Mini Storage          2.6       n/a        --      --   --     --     --      --      --    --
 61 Xpress Storage                         5.1      1.61        --    1.88   --   1.69     --    1.50      --    --
 83 Hide Away Storage                      6.1       n/a        --      --   --     --     --      --      --    --
 63 Simply Self Storage                    6.6      1.54      2.28    1.78   --   1.62     --    1.38    1.38    --
     Average                                        1.69      2.42    1.83   --   1.77   1.63    1.54    1.38   n/a
     Maximum                                                  2.56    1.88   --   1.92   1.63    1.75    1.38    --
            Average by Quality              A       1.75      2.42    1.83   --   1.77   1.63    1.54    1.38    --
                                            B        n/a        --      --   --     --     --      --      --    --
                                            C        n/a        --      --   --     --     --      --      --    --
     * Rough estimate based on average unit size.
     Source: Stratton Research
                                                    1.69     2.42    1.83 ###### 1.77   1.63    1.54    1.38 ######

                                             Rent/Square Foot/Month by Unit Size
                                                   Climate-Controlled Units

                            3.00

                            2.50

                            2.00
            Rent/SF/Month

                            1.50

                            1.00

                            0.50

                            0.00
                                   25   50         75        100           150     200   250   300

                                                                   Unit SF

                                                   Average     Within 2 miles

Parrish FL SS2023-2.1.1.xlsx                                  Table 3-4A
TABLE 3-5
                                                          CLIMATE CONTROL RENTS BY LOCATION AND TYPE
                                                                       HIGHWAY 301 SITE
                                                                       PARRISH, FLORIDA
                                                                          AUGUST 2018

                                                                   Ground Floor                                                 Upper Floor
                                               5x10     5x10 10x10 10x10 10x15 10x15 10x20 10x20        5x10     5x10 10x10 10x10 10x15 10x15 10x20 10x20
 Map Facility Name                             Street   Web Street Web Street   Web Street Web          Street   Web Street Web Street      Web Street Web

   80   Parrish Storage                                             192                                          104         185
   81   Xpress Storage                                        212   184                     402   349
   82   Ellenton Commons Mini Storage
   61   Xpress Storage                          109      84   195   169                     344   299
   83   Hide Away Storage                                     229   199   293     254
   63   Simply Self Storage                      99      89   180   162                     307   276     70      64   126   113   161    145   232   209

        Average of rents shown                  104      87   204   181   293     254       351   308     70      84   126   149   161    145   232   209

        Source: Stratton Research survey of rents.

Parrish FL SS2023-2.1.1.xlsx                                                    Table 3-5
TABLE 3-5A
                                                WEB RATE DISCOUNT
                                                 HIGHWAY 301 SITE
                                                 PARRISH, FLORIDA
                                                    AUGUST 2018

                                                     Ground Floor                   Upper Floors
Map Facility Name                          5x10      10x10 10x15     10x20   5x10   10x10 10x15    10x20

  80    Parrish Storage
  81    Xpress Storage                               -13%            -13%
  82    Ellenton Commons Mini Storage
  61    Xpress Storage                -23%           -13%            -13%
  83    Hide Away Storage                            -13%     -13%
  63    Simply Self Storage           -10%           -10%            -10%    -9%    -10%   -10%    -10%

        Average                            -17%      -12%     -13%   -12%    -9%    -10%   -10%    -10%

        Source: Stratton Research survey of rents.

Parrish FL SS2023-2.1.1.xlsx                            Table 3-5A
TABLE 3-5B
                                             UPPER FLOOR DISCOUNT
                                                HIGHWAY 301 SITE
                                               PARRISH, FLORIDA
                                                   AUGUST 2018

                                                     Street Rates                   Web Rates
Map Facility Name                          5x10     10x10 10x15     10x20   5x10   10x10 10x15   10x20

  80   Parrish Storage                                                              -4%
  81   Xpress Storage
  82   Ellenton Commons Mini Storage
  61   Xpress Storage
  83   Hide Away Storage
  63   Simply Self Storage                 -29%     -30%            -24%    -28%   -30%          -24%

       Average                             -29%     -30%            -24%    -28%   -17%          -24%

       Source: Stratton Research survey of rents.

Parrish FL SS2023-2.1.1.xlsx                           Table 3-5B
STRATTON RESEARCH

                                        SECTION IV

                                 NET DEMAND
                          AND ABSORPTION POTENTIAL

The self-storage market in the subject site's primary market area appears to have been
significantly under-supplied at the beginning of 2018.

The difference between demand and supply is called net demand. The supply estimate includes
the weighted square footage at the 23 facilities located in and around the primary market area.

Here’s what we see for the beginning of 2018:

  Type of Space          Demand         Supply            Net
  Standard                 81,100       32,200         48,900
  Climate controlled       95,500       37,000         58,500
  Total                   176,600       69,200        107,400

Both the market for standard drive-up space and the market for climate-controlled storage appear
to be under-supplied.

Demand in the primary market area (PMA) is analyzed in Section II. The competitive impact of
the self-storage facilities serving the market area is analyzed in Section III.

In the absence of new construction net demand net demand will increase over the next few of
years.

                                                4-1
STRATTON RESEARCH

We are not aware of any planned new self-storage facilities in the area that would have an impact
on the PMA. (There is a new RV and boat storage facility planned, though.)

Assuming that this condition persists, here is our projection of net demand by type of space by
2021:

  Type of Space           Demand           Supply          Net
  Standard                  93,100         32,200       60,900
  Climate controlled       127,000         37,000       90,000
  Total                    220,100         69,200      150,900

It still appears that there will be an ample amount of net demand by 2021 for up to two new
facilities in the area. And net demand is projected to grow after that.

By 2021, the total absorption potential at the subject site is projected to be about 96,300 square
feet—if no additional competitive space is added to the market area.

Here is the allocation by type of space:

  Type of Space           Sq. Feet
  Standard                 46,900
  Climate controlled       66,300
  Total                   113,200

Our absorption estimate is based on capturing shares of three different sources of demand, as
shown on Table 4-2. The following discussion is based on the three sources of demand for
climate-controlled space:

     •   Net demand

     The analysis on Table 4-1 shows net demand for 90,000 square feet of climate-controlled
     by 2021. We estimate that an appropriate market share for the subject site will be 54% of
     the net demand. The share is based on demand and available supply at one-mile increments
     around the site, out to the extent of the PMA (Table 4-2A and discussion below.) This
     yields 48,300 square feet of absorption potential.

     •   Competitive advantage

     Storage customers come and go, and all storage facilities must constantly compete for new
     customers. The turnover rate is about 20%. A new facility has the potential to capture a
     share of the turnover by providing a new choice to customers. Our analysis assigns a 17%
     share of this turnover to the subject site, which means that the site would absorb another
     1,400 square feet of space from this source.

                                                4-2
STRATTON RESEARCH

     •   Demand from the secondary market area

     The final source of absorption is customers from outside of the primary market area. This
     could include businesses that find it convenient to store inventory or supplies locally or
     households moving in or out of the area. This source could represent about 25% of the
     customers attracted to the new facility. That’s another 16,600 square feet.

The three sources sum to 66,300 square feet, which is our Expected Case absorption projection
for climate-controlled space by 2021. The absorption potential for standard space uses the same
method and is also shown on Table 4-2.

We have also created High and Low absorption projections, which assume higher or lower
capture rates for each source of absorption. The Low Estimate for total absorption is 96,300
square feet while the High Estimate is 132,600 square feet.

Our absorption projection is fine-tuned by looking at demand and supply by distance from the
site.

A high market penetration rate should be possible within one mile of the site, even with
competition. The possibility of attracting customers generally diminishes as distance from the
site grows. So, the market penetration rate is lower in the region from one to two miles of the
site and would be much lower again further out.

Table 4-2A shows the supply/demand profile in 2018 and in 2021 by radius. Demand is
calculated in a one-mile and a two-mile radius, which is the extent of the site’s PMA in this case.

The 2021 demand is projected based on the expected growth within each radius. This is then
compared with the supply available to the market within each radius (weighted by the degree to
which each competitor’s own PMA overlaps the particular radius). The projections are also
segmented by type of space.

Here is the projected net demand in 2021 by radius and type of space around the site:

  Market Segment                    1-mile       2-mile       3-mile
  Standard space                    22,200       39,900       60,900
  Climate-controlled space          28,300       57,600       90,000
  Total                             50,500       97,500      150,900

To get a better understanding of the site’s absorption potential we look at demand and supply by
band: 0 to 1 mile, 1 to 2 miles and 2 to 3 miles. See Table 4-2B. This approach considers net
demand, turnover demand and demand from outside of the primary market area as the three
sources of absorption. It also considers standard space and climate control separately.

                                                4-3
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