Consult the Experts.

Our Core Values

Our Core Values

• We always make decisions and take actions that are honest, respectful and ethical.
• Our professional team communicates, collaborates, and supports each other’s efforts to focus on our customers’ goals.
• We get the job done…right…the first time.
• We take the time to understand the desires and concerns of our employees, clients, and customers in order to address their needs.
• We embrace and encourage the personal and professional aspirations of our employees.

Our Focus

Our Focus

Our specific market focus is the Mid-Atlantic and Northeastern United States. This means we have the specific knowledge of our market area to help you with your buying or selling needs. We travel over 150,000 miles each year visiting owners of self storage facilities. This determination, effort, and many long hours enable us to gain the knowledge and the experience in self storage to guide you through a successful transaction, whether you are new to the storage business or a seasoned professional.

Our brokers are active members of the national Self Storage Association based in Washington D. C. and the state associations in Pennsylvania, New York, New Jersey, Virginia, West Virginia and Washington D.C. John Gilliland is one of the few brokers who has been actively involved at the state and national level with self storage. He has been president of the Pennsylvania Self Storage Association for five years, and in 2007, chaired the Board of Directors for the national Self Storage Association. John Barry currently serves on the Board of the Pennsylvania Self Storage Association.

Testimonials

Testimonials

“I trust John and his staff. They know the industry, the players and the markets. That is invaluable knowledge that, frankly, I can’t get anywhere else. They have integrity, and they’ll tell you the truth, the real numbers. I’ve dealt with them over the years and have purchased five facilities through them.

Mike Moyer, Partner
Budget Store & Lock
Allentown, PA

“I was glad that I had Investment Real Estate look at my sites. They’ve done three studies for me and gave me the go-ahead for two. I appreciated their forthrightness in pointing out the problems I would have had with the one site, and since we found out early in the process, they saved me a lot of money in the long run.”

Hutch Haines
Developer
Avon, CT

“I want to take this opportunity to thank you for job well done in marketing my business. The professionalism of your firm and yourself was of the highest caliber. I was also pleased with the swiftness in finding a good and qualified buyer.”

J.E. Kalbach
All Points Self Storage
Winchester, VA

“This was my third commercial sale and I must say that it went smoother than I expected. It is great working with people of integrity and my advisor felt the same way. I will call you if I ever sell my other facility.”

Douglas Woodard
Store America
Fairfax, VA

“At this time we would like to thank you John Gilliland and Investment Real Estate, LLC. The professionalism and courtesy that was extended to A-1 Self Storage, Inc. during the recent sale of our facility. We cannot begin to express our gratitude enough for the kindness that was given to us.”

Louis Ferrari
A-1 Self Storage, Inc.
Dunmore, PA

“I would like to take this opportunity to thank you for your efforts in securing a qualified buyer for my Self Storage City property in Allentown, PA. Investment Real Estate has demonstrated the skill and expertise necessary to market a facility of this magnitude in a swift and timely manner by combining a successful interface between buyer, broker and seller. It has been a genuine pleasure working with you on this project and I look forward to working with you again in the near future.”

George Busch
Busch Building Group
Allentown, PA

“I wanted to take a moment to thank you for your assistance recently in the sale of North Whitehall Storage Depot. It was a project I started back in 2001 with the purchase of the approved site in the Industrial Park you saw it completed in. I gave you the number and within a week you hit the point. No carrying paper, a clean cash deal is what I wanted and that’s what you brought. Once again, thank you, and I will certainly use your services in the future if and when the need arises.”

Frank Anthony Alexander
Anthony Construction
Freemansburg, PA 18017

“I would like to thank you for all your guidance in my venture of self-storage. What you have done is immeasurable. I greatly appreciate your advice, your friendship and business savvy. I would have liked to continue this venture, but everyone has a price, and because of you mine was achieved.”

Cholly Keintz
Mansfield Self Storage
Bordentown, NJ

“I wanted to express my sincere appreciation for securing a buyer for the Storage One facility. Your positive energy and your determination to broker a deal that satisfies both the seller and the buyer’s needs separates you from most real estate brokers. When I am working with you, I am always reminded that i am working with a principled and fair individual.”

Rachel A. Wachs
D.A.M. Management
King of Prussia, PA

FAQ’s

FAQ’s

I am completely new to the self storage industry. Where do I start?
Visit the website: www.selfstorage.org which is the website for the National Self Storage Association. Under “Publications” are reference books you may order. Under “Affiliated Associations,” you may find your state contact information. Under “Vendor Listings,” you will find resources available to you by calling on the specific information you want. Also, call the SSA in Alexandria, Virginia for their “Welcome Packet” at 703-575-8000 (EST).

Also obtain a copy of the Mini-Storage Messenger by calling 800-824-6864 x 3574 (MT) and ask for a sample copy. Also call Inside Self Storage at 480-990-1101 x 1285 (MT) and ask for a sample copy. Visit our Industry Resources page for direct access to the web sites mentioned and other self storage companies.

What does it cost to purchase a self storage facility or land with self storage building plans?
We have listed small, existing facilities starting at $225,000 to large facilities at over $10 million each. Land and plans have started with a small piece of property at $100,000 to property valued over $2.5 million. Lending institutions typically require a down payment equal to 25% of the purchase price.

What do you mean when you talk about land with plans?
The land we list has already been through the municipality zoning process and approved for self storage. These listings include a set of plans where self storage buildings and unit mix have already been designed according to the topography and size of the parcel of land.

I’m thinking about selling my facility, but wonder why I shouldn’t list it with a local broker that is familiar with my particular area?
The self storage business is a very specialized area of commercial real estate and demands that someone with specific industry knowledge handles the details of the transaction. In some cases, the seller of a property sold for a substantial discount from the market value because the local broker did not know how to value a self storage property. In addition, a seller or buyer may fall prey to unethical parties in a transaction if they are not familiar with the customary methods of handling delinquent accounts, rent pro-rations, closing costs and other items included in a self storage sale. DON’T LEAVE MONEY ON THE TABLE!

I’ve heard the term Cap Rate used in this business. What is it?
See “Understanding Cap Rates” under Articles.

How long does it usually take to close on a self storage property?
Most transactions take 120 to 150 days from the day the listing agreement is signed depending on a myriad of factors including sale price, information availability, property condition and time of year.

How much is the cost of the sale (commission)?
Commissions are negotiated between the seller and the real estate broker. Normally, a commission is a % of the ultimate sale price. Commission rates generally range from 3% to 10%, depending on the value of the property. As part of your confidential proposal, you will be quoted a commission rate.

What if my manager finds out that I am selling the storage facility?
During the proposal process, we can be very discrete so as to not alert the employees that the owner may consider a sale. Once the decision to sell is made, we always advise our clients to be right up front with the employees. They will invariably find out the property is for sale, usually through observing your broker taking clients through the property and the request for information above and beyond the normal practice. We suggest that a bonus be offered to the employees as an incentive to stay until the sale occurs.

Besides you acting as my broker in buying or selling my storage facility, who else will I need to get involved in the transaction?
You will need the services of an attorney, possibly an accountant, and a lender who will appoint an appraiser and a firm to conduct a phase I environmental study. Other professionals may be needed for special situations.

Why are there so few storage properties for sale?
Self storage has become a very popular real estate investment in the past several years. Those who are already in the self storage business are making such a good return that they are reluctant to sell until circumstances dictate. When a storage facility does come up for sale, it typically sells within a matter of weeks if it is priced correctly. Periodically, check our website for available listings.