CubeSmart (CUBE) Q1 2026 Earnings Transcript

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DATE

Friday, May 1, 2026 at 11:00 a.m. ET

CALL PARTICIPANTS

• Chief Executive Officer — Christopher Marr
• Chief Financial Officer — Timothy Martin
• Operator

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TAKEAWAYS

• Same-Store Revenue Growth -- 0.6% increase driven by improved demand and moderated supply headwinds.
• Net Rentals -- 240% increase driven by steady demand and a decline in vacates, leading to a narrowed year-over-year occupancy gap of 20 basis points at April's end.
• Move-In Rates -- Improved, finishing March and April up 2%, with this positive trend noted across all markets.
• Same-Store Operating Expense Growth -- 5.8% rise, attributed partly to snow removal expenses that added approximately 120 basis points.
• Same-Store NOI Growth -- Negative 1.5% primarily due to the combination of expense growth outpacing revenue growth.
• FFO Per Share (As Adjusted) -- $0.63 for the quarter, at the high end of management’s guidance.
• Share Repurchases -- Over $30 million repurchased in Q1, funded by free cash flow with no increase in leverage.
• Joint Venture Activity -- Closed on the first store under a $250 million mandate partnership with CBRE IM, targeting high-growth markets.
• Third-Party Management Platform -- 33 stores added, bringing the managed store count to 854 at quarter-end.
• Balance Sheet Position -- Conservative leverage and plans to address the late-2026 bond maturity via existing capacity or opportunistic debt issuance.

SUMMARY

The quarter marked a return to positive same-store revenue growth, underpinned by stable demand, contracting supply headwinds, and effective capital allocation. Expansion continued via both targeted joint ventures and increased third-party management, aligning with the stated strategy of portfolio quality focus and disciplined external growth. Management maintained 2026 guidance, citing consistency in operating trends and limited impact from macroeconomic variables since the last update.

• Christopher Marr said, "Our more stable urban markets in the Northeast and Midwest continue to outperform, while our more transient supply-impacted markets across the Sunbelt and the West Coast are beginning to see green shoots in the form of second derivative improvement."
• Timothy Martin noted, "We own the highest quality portfolio of self-storage assets and at the low valuation levels during the quarter, the best risk-adjusted return we had was investing in our existing high-quality portfolio."
• Existing customer rate increase practices and customer behavior remained consistent with prior years, indicating minimal attrition associated with pricing actions.
• The company reported average rent rates for move-ins held steady at the +2% level throughout April.
• Acquisition markets for wholly owned assets remain challenged due to a disconnect between public and private market valuations, making joint ventures more attractive for external growth.

INDUSTRY GLOSSARY

• MSA: Metropolitan Statistical Area; a geographical region used for reporting real estate performance.
• NOI: Net Operating Income; a key operating profitability metric for REITs, measured before interest and taxes.
• FFO: Funds From Operations; a non-GAAP REIT earnings measure emphasizing cash-generating activities.
• CBRE IM: CBRE Investment Management; a global real assets investment manager and CubeSmart's JV partner.
• ECRI: Existing Customer Rate Increase; periodic rental rate increases applied to current storage customers.
• LLM: Large Language Model; artificial intelligence models used in digital marketing and customer search.

Full Conference Call Transcript

Christopher Marr: Thank you, Josh. Good morning. The first quarter showed a continuation of trends from late last year with results that were in line with our expectations. We are encouraged to finally see the inflection in same-store revenue growth this quarter as the stabilization and operating trends we experienced in late 2025 is flowing through the financial metrics. We expect continued gradual improvement throughout 2026, albeit without a projected catalyst coming from the macro environment. Positive move-in rates and same-store revenues were supported by steady demand trends and lessening headwinds from new supply. We are encouraged that the wave of new stores from the last couple of years continues to lease up while the forward pipeline remains lighter.

This environment continues to showcase the strength of our quality focused strategy with primary markets outperforming and showcasing their lower beta characteristics. Steady demand when combined with fewer vacates resulted in a 240% increase in net rentals for the quarter, helping to narrow the year-over-year occupancy gap to now 20 basis points by the end of April and putting us in a good position entering the spring summer busy season. Our more stable urban markets in the Northeast and Midwest continue to outperform, while our more transient supply-impacted markets across the Sunbelt and the West Coast are beginning to see green shoots in the form of second derivative improvement. We are also encouraged by pricing trends.

Last year, we began seasonally pushing rates a little earlier, which for us, created a tougher March comp, but move-in rates have improved throughout the month, they ended the quarter up 2% and that plus 2% spread held through the month of April. Across all markets, our existing customer metrics remain strong, with no change to attrition rates or credit. Our pricing and operating strategies when combined with our best-in-class portfolio, are attracting a high-quality customer who is remaining in the portfolio longer. Looking at performance across markets, 21 of our top 25 MSAs saw a sequential improvement in the same-store revenue growth during the quarter. The Acela corridor continues its outperformance led by New York, Austin and Washington, D.C.

MSAs. Midwest markets led by Chicago, maintained their steady pace of improvement. Major Sunbelt markets showed encouraging signs with Miami swinging to positive same-store revenue growth, and Phoenix and Atlanta making meaningful progress in their recovery from the influx of new supply. We are proud of the work our operations team has done to have us well positioned to capitalize on the opportunities presented as we transition into our busiest time of the year. We remain committed to our strategy of building the highest quality portfolio in the storage sector. Through cycles, our target markets and their strong demographics produce the best long-term risk-adjusted returns.

The strength of our portfolio demographics and density of populations around our stores ensure stability of demand and insulates our portfolio from some of the cyclicality based by more transient and supply impacted markets. We are confident that our focus on building the highest quality portfolio in the self-storage sector by acquiring high-quality assets in top markets will create meaningful value for our shareholders over the long term. Thank you, and I'll now turn the call over to our Chief Financial Officer, Tim Martin, for his comments.

Timothy Martin: Thanks, Chris. Good morning, everyone. Thanks for taking a few minutes out of your day to spend it with us. First quarter results were encouraging coming in at the high end of our expectations, giving us a nice positive start to the year. Same-store revenue growth was 0.6% over last year. And as Chris mentioned, nice to see top line growth flip to positive for the first time since mid-2024. Move-in rates remain positive year-over-year, while the occupancy gap further narrowed to down 30 basis points from down 70 basis points at year-end. The early months of 2026 were a continuation of trends from last year with generally stable overall levels of demand.

Demand does vary across markets and submarkets and with a continued bifurcation in performance between the outperforming core urban markets in the Northeast and Midwest, and the more volatile performance across the more supply-impacted markets throughout the Sunbelt and Southwest. However, we have seen second derivative improvement across most markets. Same-store operating expenses grew 5.8% over last year, in line with our expectations. After 4 straight years leading the industry in expense control, our expectation is for more inflationary type growth this year with some particularly tough comps early in the year, leading to outsized growth in the quarter.

We knew snow removal costs were going to be elevated over the prior year, and those elevated costs accounted for about 120 basis points of our overall quarterly same-store expense growth. We entered the year with attractive return opportunities across our primary marketing channels and a plan to front-load some of our spending to take advantage. When combined with a tough comparison, as we had historically low spending in the first quarter of 2025, the year-over-year growth was robust. We expect that for the full year, marketing as a percentage of revenues will align with historical trends. Personnel expense growth reflects our continued focus on delivering the experience our customers tell us they desire.

2/3 of our customers tell us they want some level of in-person service. As we continue to fine-tune staffing based on our data-driven prediction models as well as our first-person customer feedback, we expect personnel expense to grow at current levels throughout the first half of the year, tapering a bit in the back half as year-over-year comparisons ease. Revenue growth of 0.6% combined with 5.8% expense growth yielded negative 1.5% same-store NOI growth for the quarter. We reported FFO per share as adjusted of $0.63 for the quarter, which was at the high end of our guidance entering the quarter.

On the external growth front, we continue to execute on our disciplined capital allocation strategy, looking for creative avenues to attractive risk-adjusted returns in this environment. Where the disconnect between public and private market valuations persisted. We, again, repurchased shares in the quarter as the relative value of our portfolio made it our most attractive investment option. We own the highest quality portfolio of self-storage assets and at the low valuation levels during the quarter, the best risk-adjusted return we had was investing in our existing high-quality portfolio rather than the relatively higher private market valuations for what were ultimately inferior assets. Year-to-date, this has been our most attractive avenue for capital deployment.

We also closed on the first store in our recently announced new joint venture with CBRE IM with a $250 million mandate to invest in high-growth markets, allowing us to continue to grow the portfolio with enhanced returns. In the current environment and our current cost of capital, joint ventures such as the CBRE venture are a good investment option for us to pursue. On the third-party management front, we added 33 stores to the platform in the first quarter and ended the quarter with 854 third-party stores under management. Our balance sheet remains well positioned with conservative leverage and access to a wide range of capital sources to fund potential growth.

We have a bond maturity late in the year that we will address with existing capacity or through accessing the debt markets opportunistically in the coming quarters. Details of our 2026 earnings guidance and related assumptions were included in our release last night. As I opened with, performance in the first quarter was encouraging and in line with our expectations resulting in no change in our guidance range and underlying assumptions with a small exception of a slightly lower share count resulting from our share repurchase activity. Thanks again for joining us on the call this morning. At this time, Paige, why don't we open up the call for some questions.

Operator: [Operator Instructions] Our first question comes from Samir Khanal with Bank of America.

Samir Khanal: Chris, looking at your advertising expense growth was up year-over-year. I guess when do we see the impact of that come through? Average occupancy was up slightly sequentially, and just help us understand kind of how to think about occupancy with the spend you're doing? Should we expect a bit of a ramp-up in 2Q? And maybe you can unpack that for us.

Christopher Marr: Sure, thanks for the question. So as Tim touched on, there was a lot of variables that went into the marketing growth in Q1. And obviously, starting with relatively by historical standards, low spend in the first quarter of 2025. So a very difficult comp. We knew we had -- we were experiencing late last year and going into the beginning of this year, a good ROI on the spend across all of our channels, continue to see some good opportunities through not only paid search, but also as the LLM continue to evolve some interesting opportunities there as well as in social and in those channels.

The spend in terms of the translation, it's always going to be that balance between occupancy and rate. So certainly, as we think about the ROI on that spend, it's a combination of those two. Are we getting more customers into the top of the funnel? That answer is, yes. Are we able to convert those customers at better rates? That answer is, yes, and then ultimately, as you've seen in the trends in asking rates. And as I mentioned, that continued to be in positive territory, up about 2% in April. That occupancy gap, as I said, continue to contract was 20 basis points at the end of April.

So we're starting to see it fairly quickly in both rate and occupancy and would expect that trend to continue. Again, that being said, this is a weekly decision as we think about how to allocate capital to our marketing line item. And so it will continue to ebb and flow. But as we sit here today, as Tim mentioned, for the full year, our expectation is as a percent of revenue, marketing will be in line with what we would have seen from historical trends.

Samir Khanal: And I guess just my second question is on New York certainly holding up well. Maybe talk about kind of the demand trends you're seeing in New York and certainly anything on supply would be great as well.

Christopher Marr: Yes. I think New York continues to be a star performer for us. It's why we love the market incredibly resilient through cycles. What we're seeing is almost a complete absence of new supply in the outer boroughs, certainly, that competes well overall. And then for stores that compete within existing Cube. So that sharp decline in supply that we've seen now over the last couple of years is being very helpful as we think about the performance of our same stores. It was a very challenging rental housing market in terms of cost in New York. So you are seeing folks looking for solutions to that issue. And certainly, we are one of those solutions that folks are finding.

So continue to be productive. Manhattan, where we have one owned and a few managed, they're getting some supply, and you are seeing some of those stores, particularly those that may have overweighted the unit mix to the really small, blocker-sized units are a little bit softer there, but the outer boroughs continue to perform really, really well.

Operator: Our next question comes from the line of Michael Goldsmith with UBS.

Michael Goldsmith: Chris, in your prepared remarks, you noted a 240% increase in net rentals in the quarter. Maybe you can break that number down a bit, both the steady demand and fewer vacates and what that could mean for trends going forward?

Christopher Marr: Yes. I think the trend in the quarter is pretty consistent with what we had what we had seen historically over the last bit, we disclosed it on Page 16 of the supplemental package. So rentals in the first quarter were down 1.8%. Here in April, we actually had rentals that were up about 1% year-over-year. So good top funnel demand in April at good prices. So very encouraging trend to start off the second quarter. Vacates were down 3.9% in the quarter. Again, that's just what I think we're seeing a little bit across the industry. The existing customer base is particularly sticky, staying longer than certainly pre-COVID historical trends.

Michael Goldsmith: And my follow-up question relates to the guidance or reaffirmation. Regarding that, is that just a function of it's early the year and you -- the decreasing season is really going to determine the trajectory of the annual results? Or is there just a level of -- is there a level of conservative? Just trying to get a understanding of the thought process behind reiterating the guidance.

Timothy Martin: Thanks, Michael. So we just provided the annual guidance not all that long ago. And the first quarter played out, as we mentioned, very consistently with our expectations on both revenue and expenses and overall from an FFO standpoint, just ending up at the high end of our guidance for the quarter. So nothing has really changed. Nothing happened in the first quarter that would cause us to reevaluate the impact for the full year.

And as we sit here, getting ready for our primary leasing season, we're in the same place as we were 60 days ago, ready to go and looking to capitalize on all the opportunities that will present themselves, but nothing has happened in the last 60 days that has had an impact or change on our overall view for the year.

Michael Goldsmith: Good luck in the second quarter.

Timothy Martin: Appreciate it. Thanks.

Operator: Our next question comes from the line of Ravi Vaidya with Mizuho.

Ravi Vaidya: I wanted to ask about your thoughts about broader regulation and maybe price moratorium that may be in New York and maybe a couple of other markets. Have you had discussions regarding any sort of pricing restrictions or policy shift or moratorium that you could be anticipating from the current administration here in New York?

Christopher Marr: We have not engaged directly in those conversations. As we've seen across a variety of different real estate product types as well as other industries, certain municipalities have been focused in on varying factors affecting the consumers. And we believe that we offer a valuable solution to our customers who are experiencing a need to put their valuable possessions in a self-storage facility for a period of time that they define. And we think we provide a good value for that service.

So from our perspective, we continue to be keenly focused on that customer service element and providing good value and a solution for their need as varying things governmentally, ebb and flow, we'll will continue to be involved as a corporate.

Ravi Vaidya: That's really helpful. I wanted to ask also about the fee income realized in the quarter was elevated. This quarter is also elevated last quarter. What's driving that?

Timothy Martin: Yes. So on the other property income line item. We have -- there are a variety of things that are in that line item. They include merchandise sales, locks, boxes, fees, as you mentioned, truck rental income. We're always looking at ways to enhance and grow our cash flows in those areas. And we've had some success in that line item. If you think about the level of growth in that line item in the first quarter, we would expect the first quarter to be a little bit higher than where we would land for the full year as it relates to growth on that line item.

But we continue -- we always continue to look for ways to provide many services to our customers, and some of them show up in the line item.

Operator: Our next question comes from the line of Juan Sanabria with BMO Capital Markets.

Juan Sanabria: Just hoping you could talk a little bit about the '26 earnings guidance, it implies a bit of an acceleration, but flat on same-store revenues. Just hoping you could talk through the dichotomy and the acceleration versus flat between earnings and same-store revenue?

Timothy Martin: I'm trying to understand your question. Certainly, our guidance implies that there is, within the range, there is an opportunity for top line to grow throughout the year, and that's going to be the result of all the trends that Chris touched on a narrowing gap in occupancy. Some better rates to new customers. And so looking at top line growth that could accelerate a little bit. We talked about the expense somewhat of anomaly of some really difficult comps. The snow being part of it. Marketing expense year-over-year. And so the first quarter had an expense growth that's higher than the range.

So if you're looking at accelerating NOI growth then throughout the year would be the expectation that's embedded in the guidance. Was there another portion of your question that I missed?

Juan Sanabria: That's helpful, Tim. And then just switching gears on the third-party management. You guys have had some success on the growth side, growing the relationships with the net number has seeing a little bit of shrinkage. So just curious on how we should think about the net number going forward and the different pushes and pulls within that business?

Christopher Marr: It's a little bit analogous to our customers and their length of stay. We are -- we continue to add stores to the third-party management platform, again, 33 more this quarter. We have a great pipeline that looks pretty similar to what it would look like this time of year over the past few years. And so our team in the business development side is focused on finding owners or expanding our relationship with existing owners, and what we can control is having an attractive offering and providing great services to our third-party owners and adding stores to the platform. What we can't control is when they decide to transact and sell their assets.

There are times where we are the acquirer of those assets. We've bought over $2 billion worth of assets from stores that we had previously managed. But in an environment where we are today, we oftentimes are not the buyer. And so the majority of the stores that leave our platform are because of a transaction and they sell to somebody who self manages or they choose to -- they have an existing other relationship that they use to manage their stores for. So very difficult to predict.

But ultimately, when stores leave our platform, in large part, it means that we've -- job well done because we've managed a store for somebody helped to create that value, to put them in a position to be able to seek liquidity and they tend to do pretty well as we create a lot of value for them.

Operator: Our next question comes from the line of Todd Thomas with KeyBanc.

Todd Thomas: First, I just wanted to follow up on April, I think, Chris, you said April rentals were up 1% year-over-year. How did that look on a net rentable square foot basis? And can you discuss occupancy through April and sort of quantify the move-in rents that you discussed a little bit. You said that rentals were at good prices. Can you just elaborate on that a little bit?

Christopher Marr: Yes. Thanks, Todd. So through the month, we continue to see nice demand in April. And the rentals or the move-ins were up just a little bit shy of 1% throughout the month. You combine that with the continued trend in lower vacates and occupancy from March to April, so not to confuse these two 20 basis points occupancy from March through April grew sequentially, about 20 basis points, and that occupancy gap then at the end of April to April of last year was also -- had also shrunk to about negative 20 bps.

The rent through April, as I mentioned early on, at the end of March, that last few days of the month, we saw average rent rate on rentals right around 2% for those last couple of days of the week or the last week of March. Those trends continued throughout April and the average rent rate on rentals in April was plus 2%.

Todd Thomas: Okay. That's great. That's helpful. And then I just wanted to see if you could speak a little bit more around the improvement that you're seeing in some of the Sunbelt markets, some of the more challenged or supply-challenged markets, I guess, that you've discussed. Do you see that trend improving and continuing as you move through the year? Or does it remain sort of choppy in the near term in your view?

Christopher Marr: I think as it relates to Miami, does feel as if the wave of supply has been reasonably absorbed, you're still seeing, albeit the velocity is less than what certainly we saw coming out of '21, '22, '23, the velocity of inbound folks into the Greater Miami is reduced a bit, but still pretty healthy. So feeling pretty good about that MSA, Phoenix and Atlanta.

If you think about where they're heading this has really been one of the first quarters where we saw some good positive momentum in those two markets in terms of starting to chew into the negative same-store revenue results that we've seen over the last year or so, but cautious on those two, would like to see another quarter or so of that momentum continuing before you would feel much more column about those two.

Todd Thomas: Okay. So it doesn't sound like you would continue to expect the Acela corridor or to be outperforming at year-end? Or do you see potential for there to be sort of a handoff during the year or late in the year as we start to think about '27?

Christopher Marr: Yes. Maybe a little premature, given as we're starting to get here into the busier season. Certainly, would not be surprised if the Acela corridor from an overall growth for the year is at the top of the pack.

Operator: Our next question comes from the line of Eric Wolfe with Citi.

Nicholas Joseph: It's Nick Joseph here with Eric. So we continue to see consolidation within the storage sector. So just curious if you think there are benefits to being kind of larger or at a certain point, does it kind of diminish and once you're large enough, there's not incremental benefits to getting even bigger.

Christopher Marr: Yes. I think -- from our perspective and how we think about portfolio construct, there is value to having scale in market. So I think having a portfolio that has brand awareness and scalable opportunities on both the pricing and the expense side within markets and submarkets, I think, has proven to be has proven to be a good strategy. I think when you think about scale on a national level, I think those benefits diminish relative to what you can get with within scale and market.

Nicholas Joseph: And then just on the buybacks, as you think about funding continued buybacks, where are you willing to take leverage assuming your stock stays at these levels?

Timothy Martin: So what we talked about when we execute on the share repurchases last quarter for the first time is that we generate roughly $100 million in free cash flow, and kind of the first level of analysis for us when thinking about the share repurchases is has the valuation been disconnected enough for long enough. And when we got to the fourth quarter, the -- both of those boxes were checked, and so we started to execute on the share repurchases. And so a little bit more than $30 million of those purchases in the fourth quarter, another a little bit more than $30 million in the first quarter.

And so you kind of think about that tracking towards utilizing that free cash flow that we generate to repurchase the shares, plus or minus. And so to this point, we've been repurchasing shares effectively with no impact on leverage. If you were then thinking about how you would execute on share repurchases above and beyond that $100 million-ish for us on an annual basis. Then you're getting into your question, which is how much leverage would you be willing to use. And I think for us, then that goes up another level.

Not only would the disconnect between public and private market valuations have to be big enough for long enough, you're then -- also then taking a view on -- for how long do you think going into the future because our equity capital is precious to us. We need to raise equity capital to support our growth over time. And so we don't take executing on our share repurchases lightly from that perspective. So we talked last quarter about how could we then continue to navigate through an environment where there's this disconnect.

And that's where we started looking at and continue to look at opportunities where perhaps we take some assets that we could contribute to a co-ownership vehicle and take some of the proceeds from that to support additional share repurchases above and beyond kind of the $100 million level. And that would be a way to -- for us to continue to navigate and create shareholder value consistent with our long-term strategic objectives of having the highest quality portfolio so we could improve the quality of our portfolio through contributing to some of those assets and take advantage of the arbitrage then between public and private market valuations.

It's not super appealing for us to just lever up the balance sheet to repurchase shares for the reasons that I mentioned earlier.

Operator: Our next question comes from the line of Michael Griffin with Evercore ISI.

Michael Griffin: Great. It seems like existing customer trends continue to be strong. But Chris, I'm curious if you can either quantify or give us some color on the rate increases that are going out now versus maybe this time last year? Are you getting more aggressive trying to push on those ECRIs? And have you seen any customer pushback when it comes to getting those rate increases? Or are they still generally pretty willing to swallow them.

Christopher Marr: The magnitude and the pace of increases to the existing customers is generally unchanged from what we would have seen first quarter of '25 and here into April on a year-over-year basis. So really no fundamental change. And then from an overall customer behavior, and this starts with broad the credit and how we think about units falling into arrears, receivables, units going to auction, et cetera have not seen any measurable change in consumer behavior. We certainly watch all of those metrics quite carefully, particularly given some of the macro impacts we're seeing on the consumer.

Michael Griffin: Appreciate the color there. And then on the transaction market, I realized that just given where deals are trading right now, maybe relative to your cost of capital on balance sheet acquisitions and not make sense right now. But can you give us a sense of deal volume, how investors are receptive to self-storage product down the market? And is there any way for you to compete on wholly-owned acquisitions? Or are JV deals probably the more opportune avenue to go down at this juncture?

Timothy Martin: Yes. Thanks, Michael. So the transaction market hasn't really changed all that much. There are still a pretty healthy number of assets that are out there and brokers are representing a lot of potential sellers. I would say the environment has been very similar now for several quarters in that many of the assets that are on the market will trade if they get to the seller's targeted price, many of them don't. So I would say the hit rate on transactions closing remains lighter than certainly at historical levels.

Our cost of capital, just back to the share repurchase conversation, when you just think about choices for us and different items on our capital allocation venue, year-to-date, year share repurchases have been more attractive given the quality of our portfolio versus the quality of an opportunity that we see out there. Our team, our investments team continues to be very active and very busy underwriting a ton of opportunities. It's just the clearing price on where things are trading or where a seller desires them to trade versus a valuation that makes sense for us to acquire that in an accretive way, both short, medium and long term just doesn't work right now.

On the joint venture side, what I was alluding to is we can make our dollars go a lot further in this market by being a piece of a joint venture. And then from our standpoint, we can get some enhanced returns given the fee structures and management fees and the like in our invested dollar in a joint venture investment. So I would say that the result of what you've seen for us for the past many quarters is that there are assets that are trading. There is a strong desire from many, many pockets of capital to be in the storage space just not valuations they're attractive to sellers at the moment.

Operator: Our next question comes from the line of Viktor Fediv with Scotiabank.

Viktor Fediv: So you mentioned that you'll be addressing the September 2026 note maturity, potentially like existing past or opportunistic issuance. So given where credit spreads are today, either a time line or tenure you're targeting?

Timothy Martin: Yes. So we have a nice gap in our maturity schedule, 7 years out and then anything 10 years or longer is wide open on our maturity schedule. So likely pads for us or to evaluate from a tenure perspective, likely either a 7- or a 10-year bond. We do have amounts drawn on our line as we started the year. I think we saw a possibility that maybe we would go twice this year, and we still could and perhaps do a chunk of 7s and a chunk of 10s. Obviously, the world was -- has been pretty volatile here in the beginning part of the year.

And so we look at -- for us, pricing, if we were to go today on 7 year would be right around 5%, just a little bit higher and then on we would be in the low to pushing mid-5% range for a 10-year bond. So we'll continue to be to onto the markets and be opportunistic, and we're in a great position that if we don't feel. And if we don't see an attractive window to access that market, we have capacity to address that maturity, and we'll be patient and opportunistic.

Viktor Fediv: Understood. And then a second question, but just a quick follow-up on your churn because obviously, first quarter was impacted by weather conditions. So you saw a decline in both move-ins and more substantial on vacates. And you mentioned that so far, second quarter is a positive territory for move-ins, but still down year-over-year on vacates. Just trying to understand whether we can expect some acceleration in vacates as kind of flowing through Q1 being slower or you don't see that in the most recent data?

Christopher Marr: So as it relates to the weather, I think the reality in the storage business is that it impacts both the move-in and the move-out. If your intention on a miserably snowy Saturday was to vacate, likely defer, but eventually, you're done with the product. So it's something when the weather clears and it's comparable to access you depart. Similarly, for the most case, on the move-in side. It's more of a deferral now there if it was -- if it was a move-in from someone who's in transition from point a to point b, then the firm, but they still need to transact.

If it was if it was a solution to another problem where you had some variability to your need, then perhaps that customer doesn't come back within the near term and wait for another day. But it has a little bit of an impact in the near term, but over the course of time, I think it tends to work itself out. So I think the trends we've seen are very consistent with what has been occurring over the last year or so, which is the impact of supply has certainly been felt on the move-in side. Customers have more options within a market.

I think, as we said in the earlier remarks, that impact continues to decline, and we expect it to continue to decline. So that's been a bit now more of a helpful tailwind than a headwind. On the vacate side, I think we're seeing a customer base, particularly in the more urban stores for whom we are a more semi permanent solution to their particular need as opposed to the more typical precode where it was a transaction in which a customer was simply moving from point a to point b and a add a more defined time line for their length of stay.

Operator: Our next question comes from the line of Brendan Lynch with Barclays.

Brendan Lynch: Chris, you mentioned large language models in the context of advertising spending. Can you just give us an update on how Cube is using large language models and how it's changing dynamics for acquiring clients?

Christopher Marr: So very early stages in terms of certainly our product and how folks are searching for it. So we're still seeing only about 1% or 2% of the customer conversions to a rental coming through channels search channels, not paid search, but increasing gradually. And again, I think it's interesting because it's creating an opportunity for sort of a longer tail search that brings in a disparate characteristics in terms of what the customer is searching for. So as an example, looking not only for geographic convenience. So self-storage near me continues to be the most searched term but also bringing in the more qualitative of mature convenience, but high-quality service, good value.

It's creating an opportunity to begin to have a bit more of a spatial surge. So help me understand how to store all the possessions in my one-bedroom apartment, et cetera. And so what feeds into that, though, is not all that different than what we would have seen as we somewhat evolved from Yellow Pages to paid search, it's the geographies of the geography, but being able to have reviews or other content that enhances and validates that your store has those characteristics that, that customer is searching for good value, great customer service, et cetera. So very early stages continues to evolve.

And then the monetization of that is not quite there yet either in terms of how our some of these LLM ultimately going to monetize the value of having that customer come through that panel. So early and interesting, and we're doing a lot of work with our great team here internally on the marketing side and with a lot of our external partners to continue to make sure that we are well positioned as this evolves.

Brendan Lynch: Maybe a follow-up on that. Are you finding that customers who are using the large language models can be more efficient in the amount of space that they take. I'd imagine if you didn't have the capability to assess really what amount of space you needed for, say, a one-bedroom apartment. If you ask a large language model and said you need a 10x10, you might have otherwise taken the 10x20. So just kind of walk through those considerations about how the customer might be benefiting as well?

Christopher Marr: Yes. So again, very, very early in this whole journey. So not at a point to draw any conclusions. But one of the headaches, frankly, in our industry is that our customers, in general, are not always the most spatially aware. It's sometimes difficult to understand how all the contents of your 1 bedroom apartment may fit into a 10x10 storage Cube. So to the extent that the LLM and the various inputs help that customer makes the right decision on the front end.

I think that's very helpful from a frictional cost perspective to us because having to have them begin the journey and then discover that they either went too large or too small, and they need to relocate to another Cube as an operationally frictional cost to us.

Operator: Our next question comes from the line of Eric Luebchow with Wells Fargo.

Eric Luebchow: Tim, I know you talked a little bit about potential co-ownership or JV structure to contribute some assets. I guess as you think about that potential structure, would you focus more on your core urban assets in the Midwest or Northeast, that have been more stable in the last couple of years or potentially look at more Sunbelt markets where trends have been a little choppier.

Timothy Martin: Yes, I appreciate the question. Overall, what we would hope to do is to, again, be consistent with our long-term objective to have the highest quality portfolio. So most likely what we would do is look for assets that we contribute that are in perhaps outside of top 40 MSAs or assets within top 40 MSAs that are more on the outer ring of that particular MSA versus kind of the core inside. Then you go through that analysis and say, do you want to target assets that are in markets that have been underperforming or under pressure from supply and the like.

And would you be potentially leaving some meat on the bone for some of those assets as those markets inevitably recover and start to outperform. All those things are considered. All of those things are consideration. So it's complicated and -- but we continue to work through that because at the moment within the current environment, we think it potentially could be a pretty attractive path for us.

Eric Luebchow: Great. And I guess just rough numbers, are you still seeing acquisition cap rate kind of in the lower 5% range for Class A? Or have those kind of moved at all year-to-date?

Timothy Martin: I think that's a safe characterization. I mean we see some things to trade even tighter than that. But I would say very low 5s is -- tends to be where things are trading. Sometimes you get into the mid-5s. A lot of sellers based on what they're looking for would imply something very, very tight even inside some of those numbers.

Operator: Our next question comes from the line of Mike Mueller with JPMorgan.

Michael Mueller: Just quick one, are you seeing any pockets of opportunity where you're starting to see development make more sense at some point? And where we could see activity pick up in the next few years for you?

Christopher Marr: No. The short answer, I think there are always going to be a unique opportunity in a market where you don't have supply in the trade ring, whether that be ground up or a conversion of the existing asset. So it's not 0. But I think the inputs in terms of costs and then the ultimate underwriting of rental rate for the new customers to fill up the new store, continue to make development quite challenging on a broad scale.

Michael Mueller: Got it. Okay. And then maybe just something on ECRI. I know you talked about the consumer being good and accepting ECRI. But if you look at the move outs that tend to happen, do you have a sense as to what portion leaves in conjunction with ECRI versus they just don't need storage anymore and maybe how that compares to the split compares to, I don't know, what you've seen in normal times over the past.

Christopher Marr: Yes. To the best that we can get at that again, we are -- we're observing that customer that gets a rate increase and then their behavior in the recent months following that and comparing that to our expectations based on historical data over a long period of time, and we haven't seen any change in that trend. The stated reason the overwhelming amount of time for why a customer chooses to leave the portfolio is because they no longer have the need for the storage Cube that brought them to us in the first place.

Operator: Our next question comes from the line of Spencer Glimcher with Green Street.

Spenser Allaway: I appreciate all the color you provided on the third-party management business. Just Curious if you think that over time, you're more sophisticated AI usage or machine learning will bring a greater portion of smaller operators to your platform?

Timothy Martin: And I think the -- I think you put that in a laundry list or a bucket of a lot of things that we and a handful of sophisticated operators bring to the table. And so I think that's one of those areas where Chris touched on a little while ago, we're early stages. But as the search for the product evolves from an AI perspective, opportunities to improve operational efficiencies, pricing systems, the larger players are going to most likely be the winners and be on the front end of a lot of that evolution.

And I would think that if I were an owner of a store and looked at how challenging of an operating business that we're in, that those large players like us have those tools, have those advantages. So I would just put that in a bucket with a whole bunch of other things that have us stand out as to why our platform is going to help create the most value for their self-storage asset.

Spenser Allaway: Yes, that's fair. Do you think it will be incumbent upon you and the team to go out and make that point like very clear to smaller operators as part of just kind of looking outreach and trying to have others see the growing value of your platform? Or do you think that, that will just naturally bring smaller operators see you without kind of additional work on your end?

Timothy Martin: I think it will be a combination of those things. Certainly, our business development team, and we're at trade shows and lot of our third-party opportunities come from referrals. And so we need to do a good job and continue to do a good job for our existing owners because their referral is one of our most important contributors to adding stores to the platform. But at trade shows and our "dog and pony" shows certainly we need to do a good job to explain all the things that we do and how we do them in ways that we believe are superior to the way that others do them.

And so that, again, that's another piece of that story, and that's another piece of our sophisticated platform that we need to both perform on and do a good job of explaining to potential customers of ours.

Operator: There are no further questions at this time. I will now turn the call back to Josh for closing remarks.

Christopher Marr: Hey there, this is Chris. Josh, ceded his closing remarks to me. But thank you all for listening. We're very enthusiastic by how the Spring has started here for our business and our company. We're quite excited by all of the things we're working on internally, which I think will continue to create value over time and continue to create a great customer service experience for the users of our products. So looking forward to the quarter and seeing how the busy season unfolds here and we'll be excited to report back to you in a few months. Thanks, everyone, and have a great weekend.

Operator: This concludes today's call. Thank you for attending. You may now disconnect.

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