Storage Concession True-Cost Calculator
A free month feels expensive because you measure it against one month. Measured against a tenant's whole stay, it's usually a thin slice of lifetime revenue. Enter your concession and average length of stay to see what it really costs — per move-in, per year, and as a share of lifetime revenue. Runs in your browser.
The tenant
The concession
Combine free months with an optional temporary discount. Set either to zero if you don't use it.
Enter a rate and a concession
Effective rate / mo
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% of lifetime
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Cost / month
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Cost / year
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A concession only pays off on a move-in you'd have lost. Marketing that brings ready-to-rent demand lets you discount less.
The math
How to think about concessions
How much does a free month actually cost me?
Up front, one month's rent per move-in. But over a tenant's stay it's a much smaller slice: a free month against a 12-month average stay is roughly 8% of that tenant's lifetime revenue, and far less for longer stays.
Why spread the concession over length of stay?
Because a storage tenant pays rent every month they stay. Judging a one-time concession against a single month overstates it; judging it against lifetime revenue is the honest measure of what you actually gave up.
When is a concession worth it?
When it wins a move-in you wouldn't have gotten and that tenant stays long enough that the concession is a thin slice of their lifetime revenue. A concession on a tenant who'd have rented anyway is pure margin given away.
Concession or a lower street rate?
A concession is a one-time cost that resets to full rate; a lower street rate compounds every month for the life of the tenancy. For long-staying tenants the permanent rate cut is usually the more expensive choice. This tool lets you compare the effective rate either way.
Discount less by marketing more
A full funnel of ready-to-rent demand means you win move-ins on visibility, not giveaways. StorageAds runs the ads that bring it. Built by an operator, tested on our own facilities first.
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All toolsThis calculator is an estimating tool for self-storage operators and does not constitute financial advice. It assumes the average length of stay you enter; actual tenant behavior varies. Results are only as accurate as the inputs you provide.