Extra Space Storage Inc has a lucrative insurance business and a strategically important third-party management business

Business Strategy & Outlook

Extra Space Storage acquires, owns, and operates self-storage facilities, which offer storage spaces of varying sizes and features on a monthly lease, for personal and business use. The company also has a lucrative insurance business and a strategically important third-party management business. The company’s strategy is to invest in enhancing the coverage, scale, brand, and operating efficiency of its self-storage facilities that are located within a 3-5-mile radius of densely populated, high-income urban centers. Extra Space’s owned portfolio is the second biggest in the U.S., and its third-party management business is the largest in the country which has enabled it to expand its geographic footprint, data sophistication, and scale with little capital investment.

Self-storage is a highly fragmented industry with the five largest players owning 19% (including 5% by Extra Space Storage) of U.S. inventory, with the remaining 81% being owned by regional operators. Self-Storage outperformed all other real estate asset classes during the global financial crisis and is considered a recession-resilient sector as the demand for it is partially driven by transitions and difficult life events. The industry has experienced tremendous growth in the past several years, and the further societal shifts fueling that growth for years to come, albeit at a more modest pace. The traditional self-storage uses like downsizing, moving, adding space, and so on are being supplemented by additional demand drivers like growing adoption rates, urbanization, decluttering trends, increasing business demand, migration, population growth, and lower home affordability. Pandemic-related disruptions, strong economic recovery, and a vibrant housing market have resulted in historically high occupancy rates and strong rental growth. The self-storage fundamentals normalize in the medium term from the current elevated levels as additional supply hits the markets and pandemic-related demand fizzles. In the long run, the larger players in the industry keep gaining market share on the back of scale benefits and access to low-cost capital.

Financial Strengths

After decreasing the fair value estimate for Extra Space Storage to $167 from $185 after taking a fresh look at the company. The updated fair value estimate implies a forward 2022 fund from operations multiple of 21 times. The estimate of Extra Space Storage’s long-term weighted average cost of capital is 7.3%, and an enterprise value/EBITDA multiple of 22.4. In base case, the company’s portfolio will continue to thrive off strong fundamentals in the short term as customer demand drives excellent occupancy statistics and strong rental rate growth. The tenant insurance and third-party management business continues to grow at a healthy rate. One cannot think that management can increase prices indefinitely at the current rate as the low cost of building and the largely undifferentiated nature of self-storage facilities allows supply to enter the market. The national delivery volume for self-storage facilities peaked in 2019, but the existing supply pipeline remains strong at an estimated 8.9% of existing inventory. In the long run, the self-storage market cools down, resulting in occupancy rates and rental growth normalizing.

Bulls Say

Extra Space’s third-party management business serves not only as a capital-light revenue stream, but also as an acquisition pipeline, ensuring future growth.
Extra Space Storage’s strong balance sheet leaves room for low-cost consolidation opportunities in a fragmented market.
Pandemic-fueled changes like work from home, decluttering, migration, and so on have persisted and have created more demand for self-storage facilities, leading to historically high occupancy rates and strong rental growth.

Company Description

Extra Space Storage is a fully integrated real estate investment trust that owns, operates, and manages almost 2,100 self-storage properties in 41 states, with over 160 million net rentable square feet of storage space. Of these properties, approximately one half is wholly owned, while some facilities are owned through joint ventures and others are owned by third parties and managed by Extra Space Storage in exchange for a management fee.

(Source: Morningstar)

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