RV Storage Payback Calculator

What it computes, and the formulas

The calculator builds a year's revenue from the RV storage lines below, takes off the operating expenses, and sets the net operating income against the loan: the coverage a lender reads, the cash left after the payments, and the years the project and the equity take to pay back. A break-even line shows how far revenue can fall before the cash flow after debt service reaches zero.

• Revenue: the sum of the lines. Rental income = spaces × occupancy × monthly rent × 12; Other income = as entered.
• Operating expenses: E = revenue × the share that rises with revenue + fixed expenses.
• Net operating income: NOI = revenue − E.
• Monthly payment on a loan L: P = L × r ÷ (1 − (1 + r)⁻ⁿ), with r = annual interest rate ÷ 12 and n = amortization in years × 12 (at a zero rate, P = L ÷ n). Annual debt service: D = 12 × P.
• Debt service coverage: NOI ÷ D. Cash flow after debt service: CF = NOI − D.
• Equity: total project cost − L.
• Simple payback on the project cost: total project cost ÷ NOI, in years.
• Payback on the equity: equity ÷ CF, in years. Cash-on-cash return: CF ÷ equity.
• Break-even revenue: (fixed expenses + D) ÷ (1 − the share that rises with revenue). Revenue cushion: 1 − break-even revenue ÷ revenue.

A payback that never arrives, because the net operating income or the cash flow after debt service is not positive, reads "never at these inputs". For coverage and the largest loan the cash flow carries, use the DSCR and Loan Sizing Calculator.

Entering a RV storage project

Enter the rent as the average across the facility's mix of covered, enclosed and open spaces. Card fees and a management fee rise with revenue; property taxes, insurance, gate and camera systems, repairs and any on-site staff are fixed.

SBA's loan files give RV and boat storage no code of its own: it is recorded as self storage (NAICS 531130) or as other warehousing (NAICS 493190). This calculator therefore shares its loan record with self storage: the figures below are the SBA record of the self storage class.

What it does not do

• An estimate, not a feasibility study: it takes your revenue and costs as given and tests none of them against a market, a trade area or the competition.
• Not an appraisal: it states no value for the property or the business.
• Not lending advice: a lender sizes a loan on its own credit policy, its program's rules and its own reading of the cash flow.
• One stabilized year, undiscounted: no ramp-up, no growth in prices or costs, no inflation, no income tax, no depreciation, no sale and no change in value. Payback counts years of that steady cash flow, and a later dollar counts the same as a dollar today.
• One loan, fully amortizing in equal monthly payments at a fixed rate: no interest-only period, balloon, fees or second lien. An SBA 504 project carries two liens, and its coverage is tested on both payments together.

The method behind these tests is set out in the methodology series: Sensitivity and Stress Testing: Break-Even Points, Shock Sizes and What a Lender Should See.