Available
Self-storage
Drive-up, climate-controlled and multi-story facilities.
Self-storage underwriting
The proforma,
built for storage.
TenForma turns your property details into a structured self-storage proforma: unit mix, NOI, valuation and a multi-year projection, ready for you to review.
Proforma
Example Storage, 520 units
SummaryUnit mixExpensesFinancingProjection
Net operating income
$502,260Year 1Cap rate
6.25%AssumedIndicated value
$8.04MNOI ÷ cap ratePhysical occupancy
90.0%StabilizedUnit mix
| Size | Units | Rate / mo | Annual GPR |
|---|---|---|---|
| 5×5 | 80 | $65 | $62,400 |
| 5×10 | 140 | $95 | $159,600 |
| 10×10 | 160 | $145 | $278,400 |
| 10×15 | 90 | $185 | $199,800 |
| 10×20 | 50 | $240 | $144,000 |
| Total | 520 | $844,200 |
NOI projection 3.0% annual growth assumed
- Gross potential rent
- $844,200
- Vacancy (10%)
- ($84,420)
- Other income
- $25,000
- Operating expenses
- ($282,520)
- Net operating income
- $502,260
Example: an illustrative property with hypothetical figures. Not real data and not a forecast.
What's inside
What's in a TenForma proforma.
The components you'd expect in a self-storage underwriting model, laid out the same way every time.
- 01
Unit mix
Unit sizes, counts and rates, rolled up to gross potential rent.
- 02
Rent roll
Occupied units and in-place rents alongside street rates.
- 03
Operating expenses
Line items for taxes, insurance, payroll, utilities, repairs and management.
- 04
Net operating income
Effective gross income less expenses, with vacancy and other income shown.
- 05
Valuation
Indicated value from NOI and the cap rate you choose.
- 06
Financing
Loan amount, rate, amortization and debt service.
- 07
Multi-year projections
Year-by-year income and expenses based on your growth assumptions.
Every assumption visible. Every number yours to change.
Starting with self-storage.
TenForma is built around one asset class first, so the model fits how storage deals are actually underwritten.
Coming soon
Multifamily
Garden-style and mid-rise apartments are on the roadmap.
Versus a spreadsheet
Skip rebuilding the template.
Spreadsheets are flexible, and you can still export to one. TenForma handles the setup so you can spend your time on the assumptions.
| Spreadsheet | TenForma | |
|---|---|---|
| Starting point | Blank file or an old model | Structured storage proforma |
| Unit mix setup | Built by hand | Generated from your inputs |
| Formula checks | Manual | Calculations built in |
| Format across deals | Varies by file | Consistent |
| Sharing | Email attachments | Export or share |
| Your judgment | Required | Still required |
Built for the people who underwrite storage.
Owners
Size up an acquisition or expansion.
Test rents, occupancy and expenses before you commit time to diligence.
Brokers
Prepare a clean proforma for a listing.
Give buyers numbers laid out in a clear, familiar structure.
Operators
Model a facility on one format.
Keep proformas consistent across the properties you run.
Investors
Compare opportunities side by side.
Review deals built on the same set of line items.
Pricing
One plan. One price.
No tiers to compare. A credit card is required to create an account.
$20per month
- Self-storage proformas
- Unit mix, NOI, valuation, financing and projections
- Export and share
- Email or Google sign-in
- Cancel anytime
Questions.
What property types does TenForma support?
Self-storage today. Multifamily is planned for a future release.
How much does it cost?
A flat $20 per month. A credit card is required to create an account.
How do I sign in?
With your email address or your Google account.
Can I change the assumptions?
Yes. Every input and assumption in the proforma can be edited.
Should I rely on the output as-is?
No. TenForma gives you a structured starting point. Always review the assumptions and numbers before making an investment decision.
Can I cancel?
Yes, you can cancel your subscription at any time.
Your next storage deal,
underwritten on TenForma.
Create account$20/month. Cancel anytime.