After a long and difficult stretch for operators of self-storage facilities, market conditions have recently shifted for the better, setting the stage for a rebound in this segment of the real estate investment trust market, according to Fidelity Portfolio Manager Steve Buller.
“With self-storage REITs supported by strong business models and favorable growth rates, now may be a prime time to explore them at discounted valuations, considering they’ve historically traded at a premium to the overall REIT market,” contends Buller, who manages Fidelity® Real Estate Investment Portfolio (FRESX).
In helming the fund since 1998, Buller focuses on bottom-up, or stock-by-stock, security selection, relying in part on Fidelity’s team of real estate analysts to choose what he considers reasonably valued REITs of sufficient quality. He maintains a flexible approach in order to adapt to a constantly changing investment environment.
Recently, in recognition of the shifting market landscape, Buller altered the portfolio’s positioning from an underweight to an overweight in self-storage REITs, given his optimistic view of a group of businesses he considers ripe for an uptick in demand.
“The need for storage space tends to grow when people experience a major life change, such as death, divorce or a move,” Buller explains. “And while death and divorce rates tend to stay consistent, fewer people have been moving these days because so many homeowners who locked in a low mortgage rate have a financial incentive to stay put.”
Moreover, he believes that a drop in interest rates – a shift that is not guaranteed, despite what the U.S. Federal Reserve has been signaling – could potentially unleash a flurry of home buying, thereby spurring demand for storage space.
Buller cites two large self-storage operators that he believes are well-positioned to capitalize on such improvement: CubeSmart (CUBE) and Public Storage (PSA), both notable overweights in the fund as of June 30.
The latter is the largest self-storage REIT, boasting the most national exposure across the biggest and most geographically diverse markets, points out Buller. Meanwhile, he likes CubeSmart for its competitive footprint in New York City, an area that disproportionately struggled during the COVID-19 pandemic and therefore offers considerable rebound potential, in his view.
Another notable factor boosting demand for self-storage is the normalization of the pandemic-era trend of people needing to clear out space in either their homes or businesses, Buller notes. In turn, this has pressured self-storage rent as the market digests excess supply in the industry.
“Valuations for self-storage REITs already reflect this decline in demand and now provide what I view as an attractive long-term investment opportunity,” concludes Buller.
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![Steve Buller](/bin-public/600_Fidelity_Com_English/images/learning-center/headshots/Steve%20Buller.png)
Steve Buller is a portfolio manager in the Equity division at Fidelity Investments.
In this role, Mr. Buller manages Fidelity Real Estate Investment Portfolio, Fidelity Real Estate Investment ETF, Fidelity Advisor Global Real Estate Fund, and Fidelity Flex Real Estate Fund.
Prior to assuming his current responsibilities, Mr. Buller managed Fidelity and Fidelity Advisor International Real Estate Funds and VIP Real Estate Portfolio. Previously, he worked as an analyst covering real estate investment trusts (REITs) and the environmental industry in Fidelity’s Equity group, and as a fixed income analyst at Fidelity International Limited’s (FIL) London office. Mr. Buller also served as a distressed securities analyst and as a high yield analyst in Fidelity’s High Income group. He has been in the financial industry since joining Fidelity in 1992.
Mr. Buller earned his bachelor of arts degree in finance and German literature, as well as his master of science degree in finance from the University of Wisconsin-Madison. He is also a CFA® charterholder.