Amanda Cruise and Ash Patel press Joe on what has changed since his January 2025 call, and his answer is blunt: the market is still attractive, but the operators who win now are the ones who understand micro-markets, seller financing, SBA debt, and dynamic pricing instead of chasing national headlines.

Self-storage is no longer a simple “buy it and wait” game. Joe Downs says the best opportunities are still in the asset class, but only if you know where to buy, how to price, and why the next decade of ownership turnover could create a wave of deals.




 

Joe Downs

CEO of Belrose Group

Based in: Wayne, Pennsylvania

Where to find them:

https://belrosegrp.com/

https://www.facebook.com/downs.joe/


 


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