Grade: F — Major Red Flags (REIT-Structural)
Framework: Schilit *Financial Shenanigans* + Beneish M-Score + forensic accounting principles
Data: SEC EDGAR 10-K (Filed 2026-02-20, FY ended December 31, 2025) + Yahoo Finance
Auditor: Ernst & Young LLP — Unqualified opinion
CIK: 0001289490
One-line verdict: Extra Space Storage's F grade is driven solely by cash of $75M covering 1% of $14.0B debt. The self-storage REIT otherwise screens cleanly: 70.8% gross margins, CFFO/NI of 1.90, FCF of $1.8B (FCF/NI = 1.88), and M-Score of -2.55 (clean). Revenue grew 3.7% to $3.4B. Debt/EBITDA of 5.8x is a watch item but reflects the 2023 Life Storage merger that roughly doubled the company's portfolio. Insurance revenue of $353M grew 6.0%, and management fee income of $129M grew 7.1% — both fee-based revenue streams that require minimal capital.
| Metric | Result |
|---|---|
| Red Flags | **1** (Cash-to-debt 1%) |
| Watch Items | **1** (Debt/EBITDA 5.8x) |
| Checks Completed | **16/18** (2 N/A) |
| Beneish M-Score | **-2.55** (clean) |
| Auditor | Ernst & Young LLP — Unqualified opinion |
Self-Storage Economics
Per the 10-K (in thousands):
| Revenue Component | FY2024 | FY2025 | Change |
|---|---|---|---|
| Property Rental | $2,803,351 | ~$2,895,190 | +3.3% |
| Insurance | $332,795 | $352,876 | +6.0% |
| Management Fees & Other | $120,855 | $129,476 | +7.1% |
| **Total Revenue** | **$3,256,902** | **$3,377,542** | **+3.7%** |
The filing notes that self-storage is "a mature industry with average occupancies that are typically around 90%." Seasonal patterns matter: "the lowest level of occupancy has been in late February and early March." The business model is capital-efficient — existing facilities require minimal maintenance CapEx, and new customer acquisition is low-cost relative to office or apartment REITs.
The commercial paper program allows "the aggregate principal amount outstanding under the program at any time cannot exceed $1,000,000" — providing significant liquidity beyond the minimal cash balance. FCF/NI of 1.88 is among the strongest ratios in this batch, reflecting the capital-light nature of self-storage.
The 18-Point Screening
| # | Check | Result | Detail |
|---|---|---|---|
| A1-A2 | Revenue Quality | ✅ | DSO 15 days, AR tracking revenue |
| A3 | Revenue vs CFFO | ✅ | Revenue +3.7%, CFFO -2.0% |
| B1-B4 | Expense Quality | ✅ | 70.8% gross margin, 7.8% SG&A ratio |
| C1-C3 | Cash Flow | ✅ | CFFO/NI 1.90, FCF $1.8B, accruals -3.0% |
| C4 | Cash vs Debt | ❌ | Cash $75M = 1% of $14.0B |
| D1 | Goodwill | ✅ | $155M, 1% of equity (immaterial) |
| D2 | Leverage | ⚠️ | Debt/EBITDA = 5.8x |
| D3-D4 | Balance Sheet | ✅ | Normal |
| E1-E2 | Acquisition Risk | ✅ | G&I declining 22% (amortizing) |
| F1 | M-Score | ✅ | -2.55 (clean) |
Summary
Grade: F is purely REIT-structural. Extra Space Storage is a high-quality self-storage REIT with 70.8% gross margins, 1.88x FCF/NI ratio, and a clean M-Score. The $14B debt load reflects the 2023 Life Storage merger — Debt/EBITDA of 5.8x should decline as the company generates cash and amortizes merger-related intangibles. The near-zero cash balance is standard for REITs with commercial paper programs.
**Disclaimer**: This report is based on Extra Space Storage's FY2025 10-K filed with SEC EDGAR on February 20, 2026. This is NOT investment advice.
Data: SEC EDGAR 10-K + Yahoo Finance
Auditor: Ernst & Young LLP (Unqualified opinion)
Fiscal year ended: December 31, 2025