Free tools for storage operators
Practical calculators for self-storage owners, operators, and buyers. Check NOI, pricing moves, debt, and offers in a few minutes. No signup, no email wall. Every calculation runs in your browser, and nothing you type leaves it.
- 13 calculators
- Formulas shown
- Works on your phone
Every tool opens with example inputs, not market data. Swap in your own numbers.
NOI Calculator
Total income and operating expenses line by line. See NOI, expense ratio, per-unit and per-sq-ft figures, and implied value.
Open calculator → Tool 02ECRI Rate-Increase Impact
Model an existing-customer rate increase. Net added revenue after extra move-outs, the break-even move-out rate, and value lift.
Open calculator → Tool 03Break-Even Occupancy
The occupancy you need to cover operating expenses, and expenses plus debt service, with your cushion today.
Open calculator → Tool 04Valuation and Cap Rate
Solve for value, cap rate, or NOI from the other two. Includes value per unit and per square foot.
Open calculator → Tool 05DSCR and Loan Sizing
Size the max loan at a target DSCR, or check DSCR, debt yield, LTV, and cash flow on a loan you already have in mind.
Open calculator → Tool 06Lease-Up and Stabilization
Months to reach a target occupancy given move-in pace and move-out rate, simulated month by month.
Open calculator → Tool 07Expansion ROI
Yield on cost vs market cap rate for new units, plus added NOI, value created, and development spread.
Open calculator → Tool 08Concession True Cost
What "first month free" or a percent-off promo really costs per move-in, per year, and as a share of tenant lifetime revenue.
Open calculator → Tool 09Marketing ROI
Turn an ad budget, cost per lead, and conversion rate into move-ins, added revenue, and ROAS.
Open calculator → Tool 10Offer-Price Ladder
Start from the asking price and build a ladder of offers with cap rate, loan, debt service, DSCR, and cash-on-cash at each step.
Open calculator → Tool 11Seller Financing vs Bank
Compare seller and bank payments, the balloon owed at year N, and whether a stressed refi can cover it.
Open calculator → Tool 12Downturn Stress Test
Base case vs a 20% and a 50% revenue drop with expenses held. NOI, DSCR, and cash flow after debt for each.
Open calculator → Tool 13Economic vs Physical Occupancy
Compare units occupied to dollars collected. See what vacancy, below-street rates, discounts, and delinquency cost you.
Open calculator →Want a second set of eyes on your numbers?
Request a Free Facility Review. We look at revenue, expenses, occupancy, and pricing and send back plain-English notes.
About TWM Services LLC
TWM Services LLC is a small Utah consulting firm focused on self-storage. We review facilities for owners and buyers: revenue management, expenses, occupancy, delinquency, and deal math. These tools are the same quick checks we run at the start of a review, offered free.
Want us to look at your facility? Email tanner.business617@gmail.com, call 801-541-6169, or request a Free Facility Review.