Self-storage acquisitions
We buy storage facilities and keep them.
Anchor Point Capital acquires self-storage properties across the United States. We are a long-term owner, we finance with SBA 25-year loans, and we give brokers and sellers a clear answer fast.
* Our preferred unit sizes. Non-climate-controlled, drive-up.
Buy box at a glance
The short version of what we want.
- Geography
- NationwideMountain West preferred, any qualifying deal considered
- Financing
- SBA 25-yearStandard structure on every acquisition
- Occupancy
- 80 to 90%Economic occupancy, verified against the rent roll
- Coverage
- 1.25x DSCRMinimum on in-place income, before any pro forma
Why sellers call us
A straightforward buyer.
Criteria in writing
Our buy box is published. If your facility fits, we say so quickly. If it does not, we say that too, and we say why.
Priced on real numbers
We underwrite on verified in-place income and actual expenses. We keep pro forma separate so you can see exactly what we are and are not paying for.
Built to hold
We buy for durable passive income, not a quick flip. That means we care about the tenants, the property and the way it runs after closing.
Have a facility that fits?
Send the offering memorandum, the trailing twelve months and the current rent roll. We will come back to you.
Buy box
What we buy.
These are the criteria we screen every self-storage listing against. They tell brokers and owners where a conversation can start.
Strong fits
- Owner-operators ready to retire with clean books and a simple facility.
- Under-managed properties where rents sit below market and occupancy has room to climb.
- Sites with expansion land and the zoning to build more units.
- Sellers who value a smooth close and a buyer who has done the SBA process before.
Usually a pass
- Prices that only work on pro forma. If coverage fails on real income, we cannot close it.
- Heavy on-site payroll or facilities that depend on a live manager.
- Mostly climate-controlled or multi-story conversions with high operating costs.
- Missing financials. No trailing twelve months and no rent roll means no offer.
Think it fits?
The fastest way to start is a package with the numbers in it.
How we buy
From package to closing.
SBA financing takes longer than a cash purchase. We plan for that from day one and keep every step clear so a seller always knows where things stand.
- 1
You send the package
Offering memorandum, trailing twelve months of income and expenses, and the current rent roll. Listing details and photos help, but the financials decide.
- 2
We screen it against the buy box
Coverage, occupancy, market supply and unit mix are checked first. You get a plain yes, no or not yet, with the reason.
- 3
We underwrite on verified income
We build our own view of net operating income and price to that number. Where a listing leans on pro forma, we separate it from what the property earns today.
- 4
Letter of intent
If the numbers work, we send a written offer with price, deposit, timeline and the SBA financing terms we expect to use.
- 5
Diligence, financing and close
We complete property, market and lender diligence, then close. We keep you informed while the loan moves through underwriting.
What to send
- Offering memorandum or listing summary.
- Trailing 12 month profit and loss statement.
- Current rent roll with unit sizes, rates and move-in dates.
- Site details: acreage, unit count, zoning and any expansion land.
A note on SBA financing
Our standard structure is an SBA 25-year loan with at least 15% down. It lets us hold long term with stable payments, and it fits low-payroll, owner-run storage well.
The tradeoff is time. We work with the lender early and build the schedule around it, so the price we offer is one we can actually close.
Ready to send a package?
Brokers and direct owners are both welcome.
About
Patient capital for self-storage.
Anchor Point Capital is a Utah-based company that acquires commercial real estate for long-term passive income. Our focus is self-storage: simple buildings, durable demand and operations that can run with very little payroll.
We built the company around a defined buy box and a disciplined process. Every property is measured against the same criteria, and we would rather pass on a deal we cannot make work than stretch to win it.
Sellers get a buyer who reads the financials closely, says what he sees and follows through. That is the whole pitch.
How we operate
Three habits.
Discipline
One buy box, applied the same way to every listing. Coverage has to work on real income.
Clarity
You will know where you stand. We answer complete packages and explain our reasoning either way.
Stewardship
We intend to own what we buy for years, so we care about the property, the tenants and the neighborhood.
Let's talk storage.
Tell us about a facility, or ask a question about how we work.
Contact
Send a deal.
Fill this in and your email app will open with the message ready to send. You can attach the offering memorandum, T12 and rent roll there.