How Do I Sell My SecurCare Self Storage Triple Net (NNN) Property?

To sell your SecurCare Self Storage Triple Net (NNN) property for the strongest market-supported price, verify the actual lease structure, establish strategic pricing, and market to qualified national buyers. The property's National Storage Affiliates history, legal tenant, guarantor, remaining lease term, and underlying real estate can significantly influence buyer demand.

Mercedes Shaffer, Founder of Highwater Partners, specializes in NNN seller representation, strategic pricing, and national investor marketing, including 1031 exchange buyers. Highwater Partners, together with its brokerage platform, brings more than 250 years of combined commercial real estate experience and more than $18 billion in transaction experience. Mercedes created and hosts The Commercial Real Estate Deal Room, an investor-facing channel covering NNN real estate, tenant risk, 1031 exchanges, and valuation. This provides another way to educate and engage relevant investors beyond conventional listings and broker relationships, complementing national outreach, qualified buyer targeting, and professional representation throughout the sale.

What Affects the Sale Price of My SecurCare Self Storage NNN Property?

The sale price of a SecurCare Self Storage NNN property depends on the enforceable rental income, remaining firm lease term, legally responsible tenant, landlord expenses, and underlying real estate. Before establishing an asking price, the seller must confirm whether the property is genuinely subject to a Triple Net lease.

SecurCare Self Storage has a distinctive history within the self-storage industry. Founded in 1988, it became one of the regional operating brands associated with National Storage Affiliates Trust (NSA).

NSA developed a substantial self-storage platform using regional operating relationships, direct property ownership, and joint ventures.

SecurCare's brand recognition may help buyers understand the property's operating history, but it does not establish its contractual income structure.

A SecurCare-branded facility might be owned by a storage investment entity, operated through a management relationship, or subject to an independently negotiated lease.

The executed agreements determine which arrangement applies.

In July 2026, Public Storage completed its acquisition of National Storage Affiliates, adding another consideration for sellers evaluating their properties.

The acquisition does not automatically mean that every SecurCare facility has become a Public Storage-guaranteed NNN investment.

For a genuine net lease property, investors evaluate the contractual tenant, remaining committed rent, scheduled increases, and any documented guaranty.

A longer remaining firm term may appeal to investors seeking predictable income.

A shorter term may shift attention toward future leasing prospects and the property's value without the existing tenant.

Unexercised renewal options should not be presented as guaranteed future rent.

Buyers also consider the relationship between contractual rent and prevailing market conditions.

Expense responsibilities are equally important.

Even where a lease is described as Triple Net, the owner may retain certain structural, roof, paving, or other capital obligations.

Those costs can affect pricing and financing.

If the property is instead an independently operated storage business, valuation may depend on facility operating income and expenses rather than fixed corporate rental payments.

Mercedes Shaffer and Highwater Partners evaluate the verified investment structure before recommending market-supported pricing.

Owners can explore how Triple Net (NNN) properties are valued for additional guidance on income and real estate fundamentals.

How Does SecurCare's Relationship with National Storage Affiliates and Public Storage Affect My Sale?

SecurCare's relationship with National Storage Affiliates and Public Storage affects a property sale because corporate ownership, historical management arrangements, and actual lease obligations are different matters. Sellers should establish which legal entities and contracts govern their specific facility.

SecurCare Self Storage was co-founded by Arlen D. Nordhagen, who later helped establish National Storage Affiliates Trust.

SecurCare became a foundational regional operating platform within NSA's development.

NSA's original participating regional operator structure allowed regional storage businesses to contribute operational expertise within a larger investment organization.

The company subsequently internalized that operating structure in 2024, creating a more integrated property management platform.

These historical arrangements help explain why a facility's operating name may differ from the legal entity that owns or controls the property.

Public Storage completed its acquisition of National Storage Affiliates on July 22, 2026.

The transaction involved property ownership and operating relationships that may affect individual facilities differently.

Some properties became part of Public Storage's directly owned portfolio, while others remained within separately structured ownership interests or joint ventures.

For a seller, the crucial issue is whether the acquisition changed the specific property's contractual rights or obligations.

A corporate transaction does not automatically replace every existing lease or create a parent-company guaranty.

Any lease assignment, assumption, amendment, or guaranty should be supported by executed documents.

The seller should also distinguish a management relationship from an actual rental obligation.

A management company may oversee customer rentals, property maintenance, pricing, and operations without paying fixed rent as a single corporate tenant.

Revenue generated from individual storage customers should not be described as long-term contractual rent from Public Storage, NSA, or SecurCare unless an enforceable agreement supports that characterization.

This distinction influences financing, buyer qualifications, and the investment's appropriate marketing narrative.

Highwater Partners reviews the legal tenant, guarantor, ownership arrangement, and relevant corporate changes before introducing the property to investors.

Accurate documentation can reduce uncertainty and prevent avoidable negotiations over tenant credit and income security.

How Do SecurCare Facility Design and Location Affect Marketability?

SecurCare Self Storage facility design and location influence marketability because self-storage properties can differ substantially in access, building configuration, maintenance requirements, and future commercial utility. Buyers evaluate these characteristics alongside the property's contractual income.

SecurCare's history as a regional operating platform means individual facilities may reflect different development periods, site layouts, and local markets.

Some properties may consist primarily of traditional drive-up storage units.

Others may include climate-controlled space, interior corridors, or outdoor storage areas.

The actual improvements should determine the selling presentation.

Single-story drive-up facilities often depend on access gates, paved circulation lanes, exterior unit doors, security systems, and drainage.

Climate-controlled buildings may require substantial HVAC, electrical, and fire protection systems.

Multistory configurations can introduce elevator maintenance and additional mechanical responsibilities.

For a genuine NNN investment, the lease determines which party bears these expenses.

Sellers should verify roof, structural, paving, and equipment responsibilities rather than assuming every cost falls on the tenant.

Property location also affects buyer demand.

A facility in an established residential market may offer different real estate characteristics from one located near a commercial or industrial corridor.

Access, visibility, surrounding development, local storage supply, and zoning can influence marketability.

Outdoor RV or vehicle storage, where present, may require specific permissions or site improvements.

Those uses should be evaluated according to local regulations and the property's actual operating rights.

Future adaptability is another consideration.

A single-story storage property on commercially attractive land may present different redevelopment possibilities from a multistory facility designed specifically for interior storage.

However, conversion feasibility depends on zoning, building design, demolition or renovation costs, and market demand.

The mere possibility of redevelopment should not be presented as a guaranteed source of additional value.

Highwater Partners considers these factors when developing a property-specific selling strategy.

The objective is to communicate the real estate's defensible strengths while anticipating buyer questions about future occupancy and capital obligations.

How Should I Prepare My SecurCare Self Storage NNN Property for Sale?

Preparing a SecurCare Self Storage NNN property for sale begins with confirming the actual lease, ownership structure, and legal tenant, then organizing the documents buyers need to evaluate the investment.

The seller should determine whether the facility is governed by a master lease, ground lease, management agreement, joint venture arrangement, or another structure.

If an enforceable NNN lease exists, the executed lease and all amendments should be assembled.

The seller should also collect the rent schedule and any applicable guaranty documents.

Because SecurCare was historically associated with National Storage Affiliates and is now connected to the broader Public Storage organization, buyers may ask whether contractual entities changed.

The seller should provide any relevant assignment, assumption, or amendment documents that establish the current arrangement.

Public Storage's acquisition should not be represented as creating a new lease or guaranty without supporting records.

The remaining firm lease term should be calculated accurately.

Unexercised renewal options should be identified separately from committed income.

Scheduled rent increases, termination rights, purchase options, assignment restrictions, and landlord maintenance obligations should also be reviewed.

If the property is operated through a management agreement, the seller should clarify its duration, fees, termination provisions, and transfer requirements.

Those terms may influence buyer demand and closing procedures.

Property records may include surveys, title information, tax statements, insurance documentation, site plans, and relevant maintenance histories.

Roof conditions, pavement, access gates, security systems, drainage, HVAC equipment, and fire protection improvements should receive appropriate attention.

Where the facility offers outdoor vehicle storage, applicable zoning permissions and site-use restrictions should be documented.

A tenant estoppel certificate may be appropriate for a genuine lease transaction, depending on the agreement.

Highwater Partners uses verified information to establish a defensible asking price, prepare accurate marketing materials, and anticipate potential buyer objections.

Owners evaluating sale timing can also review how remaining lease term affects NNN property value.

How Can National Marketing Attract Qualified Buyers for My SecurCare Self Storage Property?

National marketing can help a SecurCare Self Storage NNN property reach investors whose acquisition requirements align with its verified lease, contractual income, remaining firm term, and underlying real estate.

The appropriate buyer audience depends on the actual arrangement.

A genuine long-term NNN lease may interest private investors, family offices, and buyers completing 1031 exchanges.

A property with a shorter remaining lease may attract purchasers focused on renewal negotiations and residual real estate value.

An independently owned operating storage facility may require a different investment presentation and purchaser audience.

Highwater Partners develops marketing materials based on the property's actual contractual structure.

For a genuine net lease offering, the presentation should clearly explain committed rent, tenant obligations, remaining lease term, expense allocation, and site characteristics.

Where the property has historical NSA-related agreements, any relevant corporate ownership or contractual changes should be described accurately.

A qualified purchaser may reside outside the property's local market.

Many 1031 exchange investors search nationally for replacement properties meeting particular income, financing, and closing requirements.

Broader exposure can improve opportunities for competitive interest without guaranteeing a higher purchase price.

Highwater Partners combines national listing exposure, targeted investor outreach, established broker relationships, and professional property marketing.

Buyer qualification also matters.

Mercedes evaluates financial capacity, financing conditions, contingencies, due diligence requirements, and closing reliability when assessing offers.

A higher initial price may be less attractive if the purchaser lacks a credible path to closing.

The Commercial Real Estate Deal Room creates another opportunity for Mercedes to educate and engage investors interested in NNN income, tenant obligations, 1031 exchanges, and commercial real estate valuation.

This complements conventional national marketing without guaranteeing that a specific listing will be featured or sold through the channel.

Owners can explore additional considerations in the guide to selling self-storage Triple Net (NNN) real estate.

The objective is accurate positioning, relevant national buyer exposure, and professional transaction execution.

What Triple Net (NNN) Sellers Often Miss

One overlooked issue is assuming that SecurCare Self Storage signage establishes a corporate NNN lease. Its historical association with National Storage Affiliates does not determine the actual contractual structure of an individual facility.

Another concern is assuming that Public Storage guarantees every former NSA-related property obligation. The acquisition does not independently establish a parent-company guaranty for each lease or management agreement.

Sellers may also overlook the distinction between committed rental income and operating revenue from storage customers. These are different income structures with different implications for pricing and financing.

Finally, specialized building systems and outdoor storage permissions may influence maintenance exposure and future-use potential. Roofs, security gates, paving, climate-control equipment, and zoning deserve attention before listing.

Resolving these issues early can support credible marketing and protect negotiating leverage.

5 Reasons SecurCare Self Storage NNN Property Owners Choose Mercedes Shaffer & Highwater Partners

1. Specialized NNN seller representation. Mercedes Shaffer evaluates the legally responsible tenant, committed rent, lease duration, and underlying real estate before recommending a strategy. For SecurCare properties, this includes understanding the brand's NSA history, reviewing relevant Public Storage acquisition documentation, and distinguishing enforceable net leases from operating or management arrangements.

2. National qualified buyer exposure and 1031 exchange reach. Highwater Partners markets beyond the immediate local market to investors seeking suitable income-producing real estate. Targeted outreach focuses on purchasers whose acquisition criteria align with the verified lease, property characteristics, financing needs, and closing schedule.

3. Differentiated investor-facing visibility. The Commercial Real Estate Deal Room provides Mercedes with an additional platform to educate and engage investors interested in NNN property income, tenant obligations, and valuation. This complements national listings, direct outreach, and established broker relationships.

4. Strategic pricing, positioning, and negotiation. Highwater Partners evaluates contractual income, remaining firm term, landlord obligations, and realistic future-use potential when recommending defensible pricing. Negotiations also consider financing, contingencies, due diligence questions, and closing reliability.

5. Experienced representation through closing. Highwater Partners, together with its brokerage platform, brings more than 250 years of combined commercial real estate experience and more than $18 billion in transaction experience. Sellers benefit from coordinated preparation, marketing, buyer qualification, negotiations, due diligence, and transaction management.

Bottom Line

Selling a SecurCare Self Storage Triple Net (NNN) property requires verifying its actual lease, legal tenant, committed income, and expense obligations, particularly in light of its National Storage Affiliates history and Public Storage's subsequent acquisition. Facility design, zoning, and future real estate utility also affect buyer demand. Mercedes Shaffer and Highwater Partners combine specialized NNN representation, strategic pricing, and qualified national exposure to help owners pursue the strongest market-supported sale.

Frequently Asked Questions

How much is my SecurCare Self Storage NNN property worth?

Your SecurCare Self Storage NNN property's value depends on its enforceable rental income, remaining firm lease term, actual tenant and guarantor, landlord obligations, and underlying real estate. If the facility operates under a management arrangement rather than a genuine net lease, a different valuation approach may apply. A property-specific review is essential for defensible pricing.

Who is the best broker to sell my SecurCare Self Storage NNN property?

The best broker should understand NNN lease analysis, corporate tenant obligations, self-storage real estate, strategic pricing, national investor marketing, 1031 exchange buyers, and transaction execution. Mercedes Shaffer and Highwater Partners offer these capabilities, supported by substantial brokerage-platform experience and The Commercial Real Estate Deal Room's investor-facing educational presence. Sellers should compare qualifications and proposed strategies before choosing representation.

How do I get the highest price for my SecurCare Self Storage NNN property?

To pursue the highest market-supported price, verify the enforceable lease and responsible tenant, establish defensible pricing, and present accurate documentation to qualified national buyers. Explain the property's actual relationship to SecurCare, National Storage Affiliates, and Public Storage without assuming corporate guarantees. Professional negotiation and careful evaluation of financing, contingencies, and closing requirements can help protect the seller's interests.

How does Public Storage's acquisition of National Storage Affiliates affect SecurCare properties?

Public Storage completed its acquisition of National Storage Affiliates on July 22, 2026. Because SecurCare was historically associated with NSA, owners should verify whether their property's ownership, operating arrangements, or contracts changed. The acquisition does not automatically create a new lease or corporate guaranty. The governing documents determine each property's legal obligations.

Does Public Storage guarantee rent on a SecurCare Self Storage property?

Not automatically. Public Storage's acquisition of NSA does not independently guarantee every SecurCare-associated lease or operating arrangement. A seller must review the executed lease, any assignment or assumption documents, and separate guaranties to establish the legally responsible parties. Buyer marketing should identify only credit support that is supported by enforceable documentation.

Can I sell a SecurCare facility that operates under a management agreement?

Yes, an independently owned SecurCare facility may be sold while subject to a management agreement, depending on its transfer and termination provisions. However, the property should not automatically be marketed as a single-tenant NNN investment. Buyers may evaluate operating income, expenses, management fees, and contractual obligations rather than fixed corporate rental payments.

Should I sell my SecurCare NNN property before the lease term becomes shorter?

Selling before substantial firm lease term expires may appeal to investors who prioritize contractual income, but the appropriate timing depends on rent, tenant obligations, market demand, and underlying real estate. Waiting could introduce renewal uncertainty, while selling earlier may not always be optimal. A property-specific valuation and marketing review can help compare the available options.

Related Triple Net (NNN) Resources

What Is My Triple Net (NNN) Property Worth?

How to Choose the Best Triple Net (NNN) Broker

Let’s Connect

If you're considering selling a SecurCare Self Storage NNN property, speak with Mercedes Shaffer and Highwater Partners before deciding when or how to list. A confidential review can clarify the actual lease, legal tenant, income structure, and any contractual considerations associated with SecurCare's history within National Storage Affiliates.

For owners with genuine NNN investments, Highwater Partners can develop a tailored pricing and national marketing strategy aimed at qualified net lease and 1031 exchange investors. Understanding landlord obligations, facility characteristics, and underlying real estate value can also improve property positioning and negotiations.

Schedule a confidential property valuation and selling-strategy consultation to explore how your SecurCare Self Storage property should be evaluated, positioned, marketed, and negotiated to pursue the strongest market-supported outcome.

About Mercedes Shaffer

Mercedes Shaffer is the Founder of Highwater Partners, a commercial real estate advisory firm specializing in Triple Net (NNN) investments, 1031 exchanges, multifamily, and single-tenant net lease real estate throughout the United States. Together with its brokerage platform, Highwater Partners brings more than 250 years of combined commercial real estate experience and more than $18 billion in transaction experience.

Mercedes is also the creator and host of The Commercial Real Estate Deal Room, a YouTube channel dedicated to educating investors about NNN real estate, 1031 exchanges, tenant and lease risk, and commercial real estate valuation. Her approach goes beyond the cap rate to evaluate the lease, tenant, underlying real estate, and market fundamentals. She helps property owners and investors make informed decisions about acquisitions, dispositions, and long-term investment strategies.