In the world of real estate investing, self-storage often flies under the radar. Yet, for Bree Hartman, this overlooked asset class has become a goldmine. From an accidental rental property to a thriving self-storage portfolio worth $6 million, Bree’s journey is both inspiring and instructive. Her story highlights the untapped potential of self-storage investments and offers valuable insights for those looking to diversify their real estate portfolio.
Bree’s entry into real estate was anything but planned. While working as a personal trainer and managing a gym, she found herself with an unexpected rental property. This accidental foray into real estate sparked her interest in finding a more hands-off investment. Her discovery of self-storage as a low-maintenance, high-reward asset class was a game-changer. Despite her lack of experience in commercial real estate, Bree’s determination and strategic approach led her to build a substantial portfolio in just a few years.
Bree’s Journey: From Accidental Rental to Self-Storage Mogul
Bree’s story begins with a single rental property that she inherited. The challenges of managing tenants and dealing with property damage led her to seek a more passive investment. Inspired by a podcast episode discussing the benefits of self-storage, she decided to explore this niche market. Her first step was attending a self-storage conference in Vegas while she was 10 weeks pregnant, demonstrating her commitment and drive.
Bree’s first self-storage facility was purchased in Louisiana in early 2026. Despite being thousands of miles away from her home in Sacramento, California, she saw the potential in this off-market property. With the help of two partners, she secured the deal using an SBA bridge loan. This facility, valued at $3.1 million, had significant room for improvement. Bree and her partners implemented a strategic plan to increase occupancy and raise rental rates, ultimately boosting the facility’s value.
The Power of Cold Calling
One of Bree’s most Effective strategies for finding off-market self-storage facilities is cold calling. She targets mom-and-pop owners, many of whom are baby boomers looking to retire. By using Google Maps to identify facilities without websites or with outdated online presences, Bree can pinpoint unsophisticated owners who may be open to selling. Her cold calling script is simple yet effective, focusing on building relationships and understanding the owner’s motivations.
Bree’s persistence paid off when she secured her second self-storage facility through cold calling. The owner, a retiree looking to move closer to his family, was open to seller financing. Bree structured a deal that provided the owner with a steady income stream while allowing her to acquire the property at a favorable price. This deal exemplifies the power of creative financing and relationship-building in real estate investing.
Strategic Market Selection
Bree’s success in self-storage investments is not just about finding deals; it’s also about choosing the right markets. She focuses on third and fourth-tier markets, avoiding the oversaturated urban areas dominated by large self-storage companies. Her five-point market blueprint helps her identify markets with strong demand and growth potential. Key factors include population size, growth rate, household income, and the sophistication of existing self-storage facilities.
By targeting markets with a population between 5,000 and 150,000 people, Bree ensures that there is sufficient demand for self-storage without excessive competition. She also looks for markets with growing populations, indicating economic stability and potential for future growth. Additionally, she considers the medium household income to ensure that residents can afford self-storage services. This strategic approach helps Bree identify markets where she can add value and achieve strong returns on her investments.
Adding Value and Forcing Appreciation
Bree’s investment strategy goes beyond simply acquiring properties. She focuses on adding value and forcing appreciation through strategic improvements. For example, she implemented a website tech stack, increased rental rates, and added RV and boat spots to her first facility. These improvements not only enhanced the facility’s appeal but also significantly increased its value.
In her second deal, Bree added portable units, improved the facility’s website, and installed security cameras. These enhancements helped her increase occupancy and rental rates, positioning the facility for a profitable sale in the future. Bree’s ability to identify undervalued properties and implement strategic improvements is a key factor in her success. Her approach demonstrates the potential for significant returns in the self-storage market through value-add investments.
Bree Hartman’s journey in self-storage investments offers valuable lessons for aspiring real estate investors. Her story highlights the importance of persistence, strategic market selection, and creative financing. By focusing on off-market deals and building relationships with mom-and-pop owners, Bree has built a substantial portfolio in a relatively short period. Her success demonstrates the untapped potential of self-storage investments and offers a roadmap for others looking to explore this lucrative asset class.
