Joe DownsCEO & Co-Founder, Belrose Storage Group. Founder, Storage Moguls.

The #1 Boat & RV Storage Investing Mistake

26 Mar 2026 · 1 min

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In this video, the presenter warns that the single most critical mistake in boat and RV storage investing is failing to correctly identify the facility type. He explains that the type of storage—whether an inexpensive open‑air gravel lot or a costly fully enclosed, climate‑controlled building—determines every downstream decision: underwriting criteria, financing structure, operational approach, and pricing strategy. Capital requirements differ dramatically; an open‑air lot can be built for a fraction of the cost of an enclosed facility. If an investor buys without this understanding, they risk overpaying for a simple asset or undercapitalizing a complex one. Additionally, covered (enclosed) spaces command a 40‑60% rent premium over open‑air spaces, linking capital intensity directly to revenue potential.

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Every downstream decision you make about a boat and RV facility, how you underwrite it, how you finance it, how you operate it, what you charge, it all flows from the facility type. You get this wrong at the start, it'll cost you at every turn. Capital requirements vary enormously. An open-air gravel lot can be developed for a fraction of what a fully enclosed climate-controlled facility costs. Buying without understanding this means you either overpay for a simple asset or undercapitalize a complex one. Rent per space follows the capital. Covered spaces command a 40 to 60% premium over open-air spaces.