When it comes to self-storage, the roads that surround your units are just as important as the buildings themselves. A well-maintained road system enhances property value, improves customer experience, and signals quality to potential buyers, appraisers, and lenders. But not all road surfaces are created equal. Let’s break down the options and how they impact your investment.
Concrete: The Gold Standard
Concrete is the most durable and long-lasting option for self-storage roads. It requires minimal maintenance and holds up well under heavy traffic. Lenders and appraisers view concrete favorably, making it a solid investment for those planning to hold onto a facility long-term. The only downside? Upfront costs can be significant. While it may feel like a steep expense at the start, concrete ultimately pays off with longevity and reliability.
Asphalt: A Popular Alternative
Asphalt is the next best thing after concrete. It offers a smooth, professional appearance, though it does require upkeep. Over time, asphalt fades, develops cracks, and may form potholes—often a sign of issues beneath the surface rather than a failure of the material itself. Many sellers apply a fresh seal coat and new striping before listing a property to enhance its curb appeal. Banks and appraisers typically find asphalt acceptable, making it a common choice in the industry.
Road Base: A Cost-Conscious Compromise
For those looking to save on paving costs, road base—a compacted layer of crushed limestone or aggregate—can serve as a middle ground. It’s sturdy, discourages weed growth, and can support vehicle traffic. However, it lacks the polished look of asphalt or concrete and can negatively impact a facility’s appraised value. If a property has road base instead of asphalt or concrete, buyers should negotiate accordingly.
Dirt: The Least Desirable Option
Dirt roads are the lowest tier of self-storage surfaces. While they are common in rural facilities, they limit a property's marketability and rental potential. Dust, mud, and uneven terrain create a less professional feel and deter higher-paying customers. If a property has dirt roads but is otherwise a strong investment, consider paving them to increase both its appeal and value.
Final Thoughts
The right road surface can make a big difference in a self-storage facility’s success. Concrete and asphalt are the most desirable, with road base being a lower-tier alternative. Dirt roads, while cheap, significantly limit a facility’s potential. When evaluating a self-storage investment, don’t overlook the roads—they play a bigger role than you might think.