Finance the Whole Storage Footprint as One Engine
For self storage, boat and RV, and industrial outdoor storage operators who have outgrown a single bank. Convert 3 to 12 facilities into one cross collateralized non recourse CMBS facility from $25M to $100M plus, sized on how efficiently your portfolio produces income.
The Institutional Wall
Your Best Operators Get Punished for Growing
A regional bank caps how much it will lend to any one borrower. In practice that single borrower ceiling often sits somewhere near $15M to $20M of total exposure across every facility you own with them. The day your combined portfolio crosses that line, the bank you built the relationship with can no longer grow with you. A proven aggregator suddenly reads on their books as a concentration problem rather than a diversified platform.
A cross collateralized CMBS facility inverts that logic. Instead of underwriting each property in isolation against a conservative loan to value cap, it values the entire footprint as one diversified income engine, and the facility size scales with the income that footprint produces. Ten facilities across several markets, rented to thousands of separate tenants, is exactly the kind of granular durable cash flow the conduit market wants to hold. The wall your bank hits is the floor the CMBS market starts from.
Regional Bank
One borrower cap
Roughly $15M to $20M total exposure, recourse, and each asset judged on its own. Growth gets treated as risk.
Cross Collateralized CMBS
$25M to $100M plus
Non recourse, the whole footprint valued as one engine, sized on debt yield. The facility size scales with your portfolio income, so more income sizes a larger loan. Scale gets rewarded.
Debt Yield and Cash Out Estimate
See Your Number Before You Ever Call
Enter your aggregate portfolio income and current debt. The estimate shows openly, no email required.
Your Portfolio
Net operating income across every facility, after operating expenses.
Total balance across all existing loans on the portfolio.
Estimated Loan Proceeds
$40,000,000
Sized at a 9.00 percent debt yield floor on $3,600,000 of income.
This is sized to the income you entered, and it scales with income (a portfolio producing about $9 million of income sizes to roughly $100 million). It is not a cap.
Estimated Tax Free Cash Out
$12,000,000
Proceeds above your current $28,000,000 of debt. A refinance draw is not a taxable sale.
Indicative estimate, not a commitment. Debt yield in the CMBS storage and industrial outdoor storage market currently runs roughly 8.5 percent to 9.25 percent, and this tool sizes each asset type at its own floor inside that range, shown alongside your result. The figures above are an indicative estimate only, subject to a third party appraisal and full servicer underwriting. They are not an offer, a commitment, or a guarantee of any terms. Your actual proceeds depend on verified income, asset quality, market spreads at rate lock, and sponsor strength.
Why the Structure Wins
Built for Portfolios, Not Single Buildings
True Non Recourse
Your personal balance sheet steps out of the deal. The facility is governed by standard bad boy carve outs, the narrow triggers around fraud, misappropriation, or a voluntary bankruptcy filing. Ordinary market performance never reaches your personal assets.
Debt Yield Sizing
The loan is sized on how efficiently your portfolio produces income, not on a cautious loan to value number pulled from a single appraisal. A well run storage platform with strong income efficiency is rewarded with larger proceeds than a conservative bank cap would ever allow.
The 125 Percent Release Clause
Selling one facility does not mean unwinding the entire pool. A standard 125 percent property release clause lets you spin off a single asset by paying down a defined multiple of its allocated loan amount. The rest of the facility stays exactly where it is, at the rate you locked.
Loan Assumability
When rates rise, a low fixed rate that a buyer can assume becomes one of the most valuable things you own. An assumable ten year fixed facility is a real valuation multiplier at exit, letting a future buyer step into your debt instead of financing fresh at a higher cost.
Who This Is For
Three Storage Lanes, One Facility
Climate Controlled Self Storage
Climate controlled self storage aggregators running 3 to 12 facilities. Thousands of small monthly tenants create the granular durable cash flow the conduit market prices tightest, and the pool sizes at a 9.0 percent debt yield floor.
Covered Boat and RV Storage
Covered boat and RV storage operators with a multi facility footprint. High retention and steady seasonal demand read as durable income, and the pool sizes at the same 9.0 percent debt yield floor as climate controlled storage.
Industrial Outdoor Storage and Logistics Yards
Ten to fifty paved secured acres near ports, rail spurs, and highway rings, rented to national freight fleets and third party logistics operators on rolling monthly contracts. Near zero overhead means no roofs, no climate systems, and no tenant improvements, so close to 90 percent of gross revenue converts to net operating income. A fragmented base of dozens of fleet tenants reads as bulletproof to conduits, while a local bank misprices the same yards as raw land and caps them near 50 percent loan to value. Paved intermodal drop yards, fleet and truck parking terminals, and container and chassis hubs each size to their own tighter floor of 8.5 to 8.75 percent, funded at the same 65 to 70 percent range as the rest of your storage footprint.
Stop defending special purpose land to local credit committees. Convert your multi city truck parking and logistics footprint into a ten year fixed non recourse CMBS facility built for institutional scale.
Get the Detailed Schedule and Release Framework
Share your portfolio and we will send the detailed amortized schedule and the property release clause framework, then bring back a structure for a confidential review. No obligation. Our placement fee is paid by the borrower at closing and can typically be financed into the loan, so it is not paid out of pocket.
PeerSense is a capital advisory. We do not lend. We review your portfolio and bring back a structure. The estimate and calculator on this page are the live tools, everything else begins with a real conversation.
Common Questions
What is debt yield and why does it size the loan?
Debt yield is aggregate net operating income divided by the loan amount. Unlike loan to value, it ignores appraisals and interest rates and measures pure income against debt, which is why the conduit market leans on it. To size proceeds, divide your portfolio income by the debt yield floor. At a 9.0 percent floor, $3.6M of income supports about $40M of proceeds.
How much can I pull out tax free?
Your estimated cash out is the proceeds above your current outstanding debt. Because a refinance is a loan draw and not a sale, those proceeds are generally not a taxable event. The calculator above shows both figures the moment you enter your numbers.
What happens after I send my portfolio?
We review the income, the asset mix, and the current debt, then bring back an indicative structure and the property release framework so you can see how the pool would hold together. There is no obligation. Our placement fee is paid by the borrower at closing and can typically be financed into the loan, so it is not paid out of pocket.
Buying or building a single facility to operate yourself? See our self storage and SBA financing.