If You Invested in Extra Space Storage Inc (EXR)
Looking for the live price? See the EXR quote & overviewWhat $1,000 or $10,000 in EXR Would Be Worth Today
Real historical value by amount invested and how long ago| If you invested | 1 year ago | 5 years ago | 10 years ago | Since Jul 9, 2015 |
|---|---|---|---|---|
| $1,000 | $986 -1% | $871 -13% | $1,584 +58% | $2,144 +114% |
| $10,000 | $9,860 -1% | $8,715 -13% | $15,842 +58% | $21,441 +114% |
Based on real historical closing prices through the latest market close. Past performance does not guarantee future results.
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EXR vs S&P 500Year-by-Year Returns
EXR annual performance| Year | Start Price | End Price | Annual Return | Cumulative |
|---|---|---|---|---|
| 2017 | $77.05 | $87.45 | +13.5% | +13.5% |
| 2018 | $85.68 | $90.48 | +5.6% | +17.4% |
| 2019 | $87.44 | $105.62 | +20.8% | +37.1% |
| 2020 | $104.73 | $115.86 | +10.6% | +50.4% |
| 2021 | $110.29 | $226.73 | +105.6% | +194.3% |
| 2022 | $219.23 | $147.18 | -32.9% | +91.0% |
| 2023 | $144.29 | $160.33 | +11.1% | +108.1% |
| 2024 | $164.40 | $149.60 | -9.0% | +94.2% |
| 2025 | $147.79 | $130.22 | -11.9% | +69.0% |
| 2026 | $130.97 | $147.73 | +12.8% | +91.7% |
About Extra Space Storage Inc
Real Estate Investment Trusts · NYSE
Extra Space Storage Inc. (NYSE: EXR) is a fully integrated, self-administered and self-managed real estate investment trust (REIT) focused on the ownership, operation and management of self-storage properties. Headquartered in Salt Lake City, Utah, the company is a member of the S&P 500 index and is described in its public disclosures as a leading owner and operator of self-storage facilities in the United States.
According to the company’s recent public statements, Extra Space Storage owns and/or operates thousands of self-storage properties across the country under the Extra Space brand. As of dates disclosed in 2025, the company reported owning and/or operating more than 4,000 self-storage properties, representing millions of storage units and hundreds of millions of square feet of rentable storage space. These properties span numerous U.S. states and Washington, D.C., making Extra Space Storage the largest operator of self-storage properties in the United States by store count and managed locations.
Business model and operations
Extra Space Storage operates as a REIT, with a business centered on acquiring, owning, developing, and managing self-storage facilities. The company highlights several key activities in its public news and filings:
- Wholly owned properties – Extra Space Storage acquires and owns operating self-storage stores, including properties purchased outright and properties obtained by buying out joint venture partners’ interests.
- Joint ventures – The company participates in unconsolidated joint ventures that own self-storage properties. Extra Space Storage often invests alongside partners and may later acquire partners’ interests to wholly own the underlying properties.
- Third-party management platform – Extra Space Storage manages stores owned by third parties and by unconsolidated joint ventures. The company reports managing over 2,000 stores for third-party owners and joint ventures in 2025, and states that it is the largest self-storage management company in the United States.
- Bridge lending and credit facilities – Through its operating partnership and related entities, the company originates mortgage and mezzanine bridge loans and maintains unsecured credit facilities and term loans, as described in its Form 8-K filings and earnings releases.
Customers use Extra Space Storage facilities for a variety of storage needs. In its public descriptions, the company notes that it offers a wide selection of conveniently located and secure storage units across the country, including boat storage, RV storage and business storage.
Scale and platform
Extra Space Storage’s disclosures emphasize the scale of its platform. In multiple 2025 news releases, the company reports owning and/or operating more than 4,000 self-storage properties, comprising approximately 2.8–2.9 million units and over 300 million square feet of rentable storage space. These properties operate under the Extra Space brand. The company also reports a large and growing third-party management platform, with more than 1,700 stores managed for third-party owners and hundreds of additional stores managed for unconsolidated joint ventures.
The company’s third-party management platform, referred to in filings and news as Management Plus, is described as the storage sector’s largest third-party management platform, with over 1,800 locations. Extra Space Storage also notes that it is the largest operator of self-storage properties in the United States, and the largest self-storage management company in the country based on stores under management.
Capital structure and financing
As a publicly traded REIT, Extra Space Storage raises capital through equity and debt markets. The company’s Form 8-K filings describe several key financing arrangements:
- Senior notes – In 2025, the company’s operating partnership completed an underwritten public offering of 4.950% senior notes due 2033, with an aggregate principal amount of $800 million. These notes are senior unsecured obligations of the operating partnership and are fully and unconditionally guaranteed by Extra Space Storage Inc. and certain affiliated business trusts.
- Unsecured credit facility – In August 2025, the operating partnership entered into a fourth amended and restated credit agreement providing for aggregate borrowings of up to $4.5 billion, consisting of a senior unsecured revolving credit facility and multiple senior unsecured term loan facilities. The agreement includes financial covenants related to leverage, secured debt, fixed charge coverage and unsecured debt to unencumbered asset value.
- Bridge loans – The company regularly originates and sells mortgage and mezzanine bridge loans, and reports outstanding balances of approximately $1.5 billion in bridge loans in its 2025 earnings releases.
These financing tools support Extra Space Storage’s investment activity, including acquisitions of operating stores, development projects, and buyouts of joint venture partners’ interests.
Growth and investment activity
Extra Space Storage’s earnings releases detail ongoing investment and property management activity. In 2025, the company reported:
- Acquiring multiple operating stores for hundreds of millions of dollars in total purchase price.
- Buying out joint venture partners’ interests in partnerships that own dozens of self-storage properties, thereby converting them to wholly owned stores.
- Completing development projects and acquiring stores at completion of construction (often referred to as Certificate of Occupancy or C of O stores).
- Originating substantial volumes of mortgage and mezzanine bridge loans and selling portions of those loan portfolios.
- Adding hundreds of stores to its third-party management platform over the course of the year.
These activities illustrate how Extra Space Storage expands its owned portfolio, grows its fee-based management business, and deploys capital through lending and joint venture structures.
Operational performance metrics
In its quarterly earnings releases, Extra Space Storage reports a range of operational metrics, including:
- Same-store revenues and net operating income (NOI) for a defined pool of properties.
- Same-store occupancy and average occupancy rates.
- Funds from operations (FFO) and Core FFO per diluted share, with reconciliations to GAAP net income.
- Store counts for wholly owned properties, joint venture properties, and third-party managed stores.
These disclosures provide insight into the performance of the company’s existing properties, the impact of operating expenses such as property taxes and insurance, and the contribution of acquisitions and management growth.
Management and governance
Extra Space Storage’s filings and news releases describe a management team with experience in storage operations, capital markets, and strategic partnerships. The company has disclosed executive leadership transitions, including the planned succession of its Chief Financial Officer and the promotion of senior leaders. In a Form 8-K filed in January 2026, the company reported the promotion of its Executive Vice President, Chief Strategy and Partnership Officer to the role of President, with responsibilities including third-party management, joint ventures, human resources, strategic initiatives and operations.
The company operates through Extra Space Storage LP, its operating partnership subsidiary, and related entities. The operating partnership issues debt securities and enters into credit facilities, with guarantees provided by Extra Space Storage Inc. and certain subsidiaries, as described in the company’s Form 8-K filings.
Position within the finance and insurance sector
Classified under Other Financial Vehicles within the finance and insurance sector, Extra Space Storage combines real estate ownership with financial structuring and capital markets activity. Its REIT status, use of unsecured credit facilities, issuance of senior notes, bridge lending platform, and joint venture structures reflect a business that integrates property operations with financial management and investment capabilities.
Frequently asked questions about Extra Space Storage (EXR)
The following FAQs summarize key points drawn from the company’s public disclosures.
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Frequently Asked Questions
Extra Space Storage Inc investment returns
How much would $1,000 invested in Extra Space Storage Inc be worth today?
If you invested $1,000 in Extra Space Storage Inc (EXR) 10 years ago on 2016-07-08, your investment would be worth $1,584 today, representing a +58.4% total return, growing at a compounded rate of 4.7% per year (CAGR).
Has Extra Space Storage Inc outperformed the S&P 500?
Over the past 10 years, EXR returned +58.4% compared to +253.3% for the S&P 500, underperforming the benchmark by 194.9 percentage points.
What is Extra Space Storage Inc's average annual return?
The compound annual growth rate (CAGR) of EXR over the past 10 years is 4.7%, growing at a compounded rate each year. Individual years vary significantly — EXR's best recent year was 2021 (+105.6%) and worst was 2022 (-32.9%).
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