At the assumed 160 occupied unit-months (80% of the 200-unit mix) and $110 weighted realized net rent, the Kansas wage scenario produces $2,384 of mature monthly cash after maintenance and $2,034 of EBIT before debt, income tax and distributions. Continuous cash break-even is approximately 68.8% occupancy with the same mix. A 10% fall in net rent changes monthly cash to $677. State wages are observations; occupancy, rent, lease cost and opening allowances are assumptions to validate at one permitted address.
Leased existing 200-unit non-climate drive-up self-storage facility with a defined unit mix and paid operating coverage
State benchmarks: May / July 2025 · Page prepared October 4, 2026
The state observations used in this calculation are May 2025 occupation wages. The facility lease, opening allowances, unit rents, occupancy and nonwage costs remain the same authored teaching assumptions. Check the selected address and operating contracts before committing.
Only state occupation wage anchors change the reference. Lease, net rents, activity, opening allowances and other costs remain assumptions; no statewide startup-cost average or local profit forecast is implied.
| Paid role | SOC | Hourly median |
|---|---|---|
| Paid facility-manager coverage; broad property-manager proxy | 11-9141 | $28.13 per hour |
| Paid leasing and customer-service coverage | 43-4051 | $19.39 per hour |
| Paid general maintenance coverage | 49-9071 | $22.70 per hour |
U.S. Bureau of Labor Statistics: May 2025 Occupational Employment and Wage Statistics. Paid coverage is assumed at 20 manager, 20 leasing and 8 maintenance hours per week. Property managers provide a broad wage proxy. The separate 18% employer allowance is assumed; wages do not buy continuous on-site presence or licensed specialty maintenance.
Holding all commercial inputs fixed, 160 occupied unit-month equivalents at the assumed $110 weighted net rent calculate $5,788.29 loaded monthly payroll and $2,383.71 mature cash after maintenance. Cash break-even is approximately 68.83% occupancy at the same collected rent and size mix. This is a wage sensitivity before financing and income tax; it is not an address-specific startup-cost or profit forecast.
The reference has 40 units of 5 x 10 ft, 100 of 10 x 10 ft and 60 of 10 x 20 ft: 24,000 rentable square feet. Common 80% occupancy across sizes yields 160 occupied unit-month equivalents and 19,200 occupied square feet. Net rents of $60, $100 and $160 are assumed after concessions and rental collection losses; the separate 3% payment cost is then deducted. Different occupancy by size changes weighted rent and area occupancy.
At the national wage anchors, a 10% drop in those net rents reduces the weighted yield to $99 and makes cash after maintenance -$153.49 per month. Lease cost, employer burden and occupancy ramp can also reverse the result. Test them against an actual rent roll and written facility lease.
The 200-unit supply ceiling is conditional on the assumed monthly routine, turnover, account-issue, incident and launch onboarding clock. It does not establish demand or an approved address. Validate peak move-ins, unit turnover, access-system downtime, repair obligations and contracted after-hours response. The $450 recurring allowance includes outsourced repairs and unit consumables; the $400 monthly capital maintenance spending is separate.
The 2022 Economic Census reports 126 employer establishments in Kansas for NAICS 531130. The same 2022 row reports $109,086,000.00 in nominal industry receipts. These totals combine facility sizes, climate formats and revenue mixes. They describe the employer industry, not demand, rent or profit for one 200-unit site. U.S. Census Bureau: Economic Census 2022 BASIC: 531130
Test rent, occupancy and opening cash · Plan unit mix, access and lease controls · Research standard and source scope
Planning information only. Results are before financing, income tax and owner distributions; they are not a quote, forecast or guarantee.
We examined the available wage records for this leased existing 200-unit non-climate drive-up self-storage facility with a defined unit mix and paid operating coverage, checked the Census population observations and calculated the staffing implications using the stated wage benchmarks. The results below show what that completed analysis establishes.
The same roster costs $5,788 at the selected Kansas wage benchmarks versus $6,618 at national medians, including the stated employer-cost allowance. This isolates wage differences; it does not compare local rent or customer spending.
Inspect the roles and source rows →The reference operating month exceeds EBIT break-even by 19.1 average occupied unit-months per month. That is the sales margin available before the modeled operating profit disappears.
See the calculation and cash results →| Component | What the evidence establishes | Status |
|---|---|---|
| Wage records and state population | Selected May 2025 occupational records and July 2024/2025 Census estimates, with exact fields and source rows. | Source records checked |
| Paid payroll and break-even | Calculated from observed wage benchmarks and the explicitly modeled roster, employer allowance, price and costs. | Derived result |
| Opening budget and commercial costs | Published fit-out, equipment, occupancy and other allowances define this comparison scenario. State-specific commercial quotes have not yet replaced them. | Reference assumptions |
| Revenue | $17,600 per mature month follows 160 average occupied unit-months per month at the stated price. It is not observed sales or a researched state revenue average. | Modeled sales assumptions |
Each test changes one input from the published reference. These are sensitivity tests, not local market forecasts or probability ranges.
| Test | Monthly EBIT | Basis |
|---|---|---|
| Published reference | $2,034 | The stated inputs on this page |
| 20% fewer sales units | -$1,381 | 128 average occupied unit-months per month; other inputs unchanged |
| 25% higher occupancy cost | $534 | $7,500 per month; other inputs unchanged |
| 10% higher wage rates | $1,455 | Same paid roster; employer allowance unchanged |
The completed research covers the source observations and analysis described here. The funding and revenue scenarios still contain commercial assumptions; they are not a completed local feasibility study. Read the evidence and its limits.
Published research and calculations support business planning and education. They are not personalized financial, investment, tax or legal advice, and they do not guarantee costs, revenue, profit or financing. Estimates depend on the stated format, location, source periods and assumptions. Check the requirements and commitments that apply to your circumstances.
This completed planning profile combines checked state wage and population sources with a transparent financial scenario. Use its opening-cost, operating-cost and revenue figures as planning inputs, then replace location-sensitive assumptions when evaluating a specific address or service area.
| Evidence family | Published basis | What to confirm locally |
|---|---|---|
| Opening costs | Published planning inputs — replace with local quotes | premises scope, fitout, equipment, installation freight tax, deposits, preopening training, opening inventory, contingency |
| Operating costs | Published planning inputs — replace with local quotes | occupancy, utilities, insurance, materials, payment fees, marketing, software administration, maintenance |
| Paid labor and employer costs | State wage benchmark used — confirm employer costs | paid roster, wages, wage floor overtime, employer taxes, benefits leave, workers compensation, owner role |
| Revenue and collections | Published planning inputs — validate price and demand locally | realized price mix, demand volume, capacity, industry cross check, launch ramp, seasonality, collections |
| Permissions and fees | Confirm for the selected address | activity address jurisdiction, initial fees, recurring fees |
National equipment prices can support the plan where configuration, delivery and taxes match the intended purchase. Confirm rent, selling prices, demand and permissions for the actual location instead of applying a generic state adjustment.
The Census estimate for Kansas is 2,977,220 people. It grew by 11,968 between July 2024 and July 2025 (+0.40%). This statewide movement cannot identify a viable frontage or the trading pattern of a neighborhood.
Using the same paid roster, Kansas occupational wages produce $5,788 of monthly loaded payroll. That is −12.54% relative to the identical roster priced with national occupation medians ($6,618). Only wage benchmarks change in this comparison; it does not measure a state’s overall business attractiveness.
BLS wage source · Census population source · Exact fields and workbook rows
Leased existing 200-unit non-climate drive-up self-storage facility with a defined unit mix and paid operating coverage. A leased non-climate drive-up facility rents a defined mix of secure storage units while controlling access, unit condition, customer accounts and paid maintenance.
The assumed rentable inventory is 40 units of 5 × 10 ft, 100 of 10 × 10 ft and 60 of 10 × 20 ft: 200 units and 24,000 sq ft of unit floor area. Drive lanes, circulation, office, setbacks and other nonrentable space are additional. At 80% equal occupancy by size, the model rents 32, 80 and 48 average unit-months, totaling 160 and 19,200 occupied sq ft. Monthly averages may be fractional because occupancy and prorated earning can change during a month; physical unit counts remain whole. The paid manager, leasing and maintenance coverage is 86.67, 86.67 and 34.67 person-hours per month. At the 200-unit ceiling, assumed standing and occupancy-linked workloads are 60, 46.5 and 33 hours, including expected turnover and incidents. The default vacant-opening ramp adds paid leasing work for new rentals; its highest leasing load is 60.48 hours. These are disclosed workload assumptions, not observed productivity or 24-hour on-site staffing. Physical supply binds the reference, and the next 0.1 unit-month above 200 cannot fit that supply.
| Unit size | Available units | Average occupied unit-months | Net rent per occupied unit-month | Earned rent per month |
|---|---|---|---|---|
| 5 × 10 ft drive-up unit | 40 | 32 | $60.00 | $1,920 |
| 10 × 10 ft drive-up unit | 100 | 80 | $100.00 | $8,000 |
| 10 × 20 ft drive-up unit | 60 | 48 | $160.00 | $7,680 |
Available rent at full use is $22,000 a month across 24,000 rentable square feet. At the same 80% occupancy in each size, unit and area occupancy are both 80%. Different size occupancy breaks that equality and changes weighted yield. The advertised prices in the named locality examples do not replace these realized rent assumptions.
| Input | Reference assumption |
|---|---|
| average occupied unit-months per month | 160 |
| Weighted realized net monthly rent | $110.00 |
| Rental periods / month | One rental month |
| Variable cost share | 3% |
| All-in facility lease / month | $6,000 |
| Other fixed costs / month | $2,500 |
| Employer cost allowance | 18% above base wages |
An assumed 3% of realized rental revenue covers payment costs. Realized net rent already reflects the stated concessions and expected collection losses, so those reductions are not charged a second time. Paid manager, leasing and maintenance work remains in payroll. The assumed $2,500 monthly standing allowance comprises $450 utilities, $400 liability/property insurance, $500 marketing, $300 software/access support, $450 routine outsourced repairs and unit-consumable replenishment and $400 professional/administrative support. The $6,000 all-in facility lease and $400 capital maintenance cash are separate. The allowance is not a quote for emergency staffing, building replacement, storm recovery or any specific insurance package.
| Role / SOC | Paid hours / month | Wage benchmark / hour | P25–P75 / hour | Base wages / month |
|---|---|---|---|---|
| Paid facility manager coverage11-9141 · Property, Real Estate, and Community Association Managers · State observation | 86.7 | $28.13 | $21.90–$37.12 | $2,438 |
| Paid leasing and customer-service coverage43-4051 · Customer Service Representatives · State observation | 86.7 | $19.39 | $16.76–$23.28 | $1,680 |
| Paid general maintenance coverage49-9071 · Maintenance and Repair Workers, General · State observation | 34.7 | $22.70 | $18.92–$27.71 | $787 |
Base wages total $4,905 per month. An authored 18% allowance for employer costs adds $883, giving $5,788 of loaded payroll. The allowance is a planning shortcut; it is not a state-specific payroll tax calculation or benefits quote for Kansas.
May 2025 BLS occupation medians anchor paid property-manager, customer-service and general-maintenance coverage. These cross-industry occupations are replacement-cost proxies for the specified duties, not recruiting quotes, legal credentials or proof that one person can cover simultaneous tasks. Weekly hours are authored at 20, 20 and 8 and annualized by 52/12. The 18% employer addition is a teaching assumption; benefits, payroll taxes, workers compensation, overtime, relief and an actual after-hours response arrangement need separate checks. Every operating role is paid, including management or supervision. If the owner performs a modeled role, their compensation occupies that role once; no additional owner draw is included in operating profit.
The middle 50% wage interval describes the occupation’s observed wage distribution. It is not a confidence interval for this business’s total payroll. Allocate the aggregate hours across an actual roster and check wage rules, overtime, leave and employer obligations for the chosen location.
| Use of funds | Cash paid |
|---|---|
| Gate and access-system allowance | $14,000 |
| Cameras and security-system allowance | $8,000 |
| Leasehold and door-improvement allowance | $18,000 |
| Office equipment allowance | $5,000 |
| Legal and insurance setup allowance | $4,000 |
| Software setup allowance | $3,000 |
| Launch marketing allowance | $5,000 |
| Opening consumable inventory allowance | $1,000 |
| Opening contingency allowance | $7,000 |
| Refundable deposit (two months of occupancy) | $12,000 |
| Paid pre-opening training | $891 |
| Total payments before opening | $77,891 |
The equipment and premises allowances are the same in all 50 states for this operating format. They are a comparison baseline and must be replaced with local scopes and quotes. Training uses 32 aggregate paid hours at the modeled team’s weighted loaded rate. The refundable deposit is cash tied up, not an operating expense.
The cash schedule tests 60 months, with sales ramping through 40%, 55%, 70%, 82%, 90%, 96%, 100% of the volume assumption. Full payroll and fixed costs begin in month one. The reserve covers the deepest cumulative operating deficit plus the stated buffer. A buffer is retained cash, not spending and not part of project payback twice.
Recognize only rent earned for the stated occupied period, after the assumed concessions and expected collection losses. The default has no month-end rent receivable; that is a same-period collection assumption, not a claim that every tenant pays. Customer security deposits, rent for future periods and taxes collected for an authority are separate obligations. Keep restricted funds, refunds, arrears, lawful recovery costs, debt, tax and owner distributions in a dated ledger. The 60-month schedule measures month-end balances; the deepest daily cash need can be greater. Asset purchases are depreciated over 60 months for this scenario. No sale or deposit recovery is assumed at the end.
At the assumed 160 average occupied unit-months per month, the reference scenario produces $2,034 of mature monthly EBIT, a 11.6% operating margin. Its continuous EBIT threshold is approximately 140.9 average occupied unit-months per month for EBIT break-even. This result depends on unverified selling price, demand and premises inputs.
| Measure | Monthly amount |
|---|---|
| Revenue | $17,600 |
| Variable operating costs | $528 |
| Loaded payroll, including management | $5,788 |
| Occupancy assumption | $6,000 |
| Other fixed operating costs | $2,500 |
| EBITDA | $2,784 |
| Depreciation | $750 |
| Operating profit (EBIT) | $2,034 |
| Maintenance capital expenditure | $400 |
| Mature project cash flow | $2,384 |
EBIT break-even revenue is $15,503 per month: $15,038 of fixed costs plus depreciation divided by a 97% contribution margin. At $110.00 per occupied unit-month, that means 140.9 average occupied unit-months per month and 70.5% of the stated capacity.
| Measure | Months 1–12 | Mature month |
|---|---|---|
| Revenue | $181,808 | $17,600 |
| Operating profit (EBIT) | -$4,106 | $2,034 |
| Project cash flow | $94 | $2,384 |
Project payback occurs in month 45 in this reference schedule. It measures recovery of actual pre-opening payments from cumulative project cash, with no financing or owner distributions. It does not measure cash paid back to an owner.
An introductory promotion, credits, delinquency or a different occupied size mix can lower earned rent even when a headline occupancy percentage looks strong. Track rents and collection losses by unit size rather than multiplying occupied units by an unmatched advertised price.
A headlease does not verify the right to operate, accepted fire/building conditions, usable doors, access control, drainage, insurance or a workable response arrangement. Inspect and quote the full site; a gate-equipment price is not an installed ready-to-operate facility quote.
Change the assumptions to see how this format responds. The sections above remain the published reference, so you can compare your scenario with the original. Use the browser-local export buttons below to save only the scenario you are working on.
Reference scenario. JavaScript enables editing and exports.
160 occupied unit-months per month × $110.00 = $17,600 revenue. Loaded payroll: $5,788 per month. Break-even uses 70.5% of capacity.
The download preserves the published scenario and its source references.
Bring the exact facility address, ownership and headlease/subletting arrangement, unit inventory, proposed self-storage use, customer access periods, gate/security scope, office, fire/building condition, drainage, signage, prohibited-item controls, customer agreement, account/deposit handling, arrears/termination route, staffing, employer setup, insurance and emergency response to the responsible planning/building/fire authorities, landlord, insurer and qualified advisers. Confirm current jurisdiction-specific requirements and legal applicability before relying on a template agreement or restricting customer access.
| Workstream | Official starting points | What to ask |
|---|---|---|
| Business and activity | Which entity, name or activity registrations apply, and which local or specialist office also has responsibility? | |
| Tax | Which registrations and treatment apply to the actual goods or services, location and staffing arrangements? | |
| Employers | Which employer accounts, reporting steps and labor obligations apply to the planned paid roster? |
Take the activity, address, proposed equipment and staffing plan to the relevant office. Record applicability, supporting documents, fees, dependencies and renewal terms from the actual official response.
Agency routes were listed on the IRS Kansas directory when retrieved September 5, 2026. Links identify starting offices; they do not verify a permit, tax treatment, fee or opening time for this business. Open the full Kansas opening checklist →
Confirm the exact rentable unit inventory, lawful self-storage use, landlord authority, headlease/subletting rights, customer access, building/fire requirements, safety, drainage, insurance and emergency response at the selected address.
Inspect doors, locks, gate controls, cameras, lighting and access records. Establish size-specific rent, compliant agreements, identity and account records, prohibited items, payment/refund terms and the applicable arrears route.
Connect opening allowances, refundable premises deposit, paid training, marketing, new-rental workload, earned rent and collections to one dated cash forecast. Revise the lease, inventory, net rent or commitments if the supported occupancy cannot cover the paid costs.
The lease and paid operating coverage continue as units turn or collections lag. A security deposit, prepayment or lawful recovery process is not an extra earned sale. Preserve customer obligations and fund maintenance, relief and dated payments without assuming the next rental will arrive.
For a selected address or service area, collect an evidence pack covering premises and equipment quotes, paid demand, staffing, collection terms and the responsible authorities. The state wage and population evidence on this page does not supply those location-specific inputs.
State: Kansas, FIPS 20. Cross-industry, ownership 1235. H_MEDIAN supplies an available hourly benchmark; H_PCT25 and H_PCT75 describe the occupational distribution. 11-9141 (Property, Real Estate, and Community Association Managers), state workbook row 11270; 43-4051 (Customer Service Representatives), state workbook row 11685; 49-9071 (Maintenance and Repair Workers, General), state workbook row 11814. Retrieved September 5, 2026.
The national comparison uses the same paid roster and these national H_MEDIAN observations: 11-9141, national workbook row 64; 43-4051, national workbook row 872; 49-9071, national workbook row 1133. Any national value substituted for a suppressed state value is identified separately. National observations do not become state observations.
SUMLEV 040; STATE 20; POPESTIMATE2025 and POPESTIMATE2024. July 1 estimates; change and percentage change are calculated within the same vintage. Population is context, not a customer forecast.
OEWS covers employee jobs across industries. It is a statistical benchmark, not a hiring quote or legal wage floor. Employer benefits and overtime premiums are outside the wage measure; tips can be included.
An official route to the state government and major agencies. This directory does not confirm the fees, permits or approval times for a particular address or business.
All selling prices, demand, paid hours, employer allowance, premises, startup allowances, cost shares, ramp and cash buffer are authored planning inputs. No commercial quote or researched state total is implied.
The stated operating format and paid roster define the scenario. Wage and population observations keep their geography and period. Replace commercial assumptions only with evidence that matches the scope, then reconcile the same inputs across earnings, cash and the delivery schedule.
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