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CubeSmart Reports Third Quarter 2025 Results

MALVERN, PA -- (Globe Newswire) – October 30, 2025 -- CubeSmart (NYSE: CUBE) today announced its operating results for the three and nine months ended September 30, 2025.

“Overall, third quarter results were in line with our expectations. Our coastal and more urban markets maintained their strong performance while our sunbelt properties continued to experience tradeoffs between rate and occupancy,” commented President and Chief Executive Officer Christopher P. Marr. “We are encouraged as operating trends continue to stabilize and are confident that our systems position us well to maximize long-term revenue within our highest-quality portfolio.”

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Key Highlights for the Third Quarter

Financial Results

Net income attributable to the Company’s common shareholders was $82.9 million for the third quarter of 2025, compared with $100.8 million for the third quarter of 2024. Diluted EPS attributable to the Company’s common shareholders decreased to $0.36 for the third quarter of 2025, compared with $0.44 for the same period last year.

FFO, as adjusted was $149.0 million for the third quarter of 2025 compared with $153.0 million for the third quarter of 2024. FFO, as adjusted, per diluted share decreased 3.0% to $0.65 for the third quarter of 2025, compared with $0.67 for the same period last year.

Investment Activity

Acquisition Activity

The Company did not acquire any stores during the quarter ended September 30, 2025. In total for the year through September 30, 2025, the Company acquired the remaining 80% interest in HVP IV, which was a 28-store unconsolidated real estate venture in which we previously owned a 20% noncontrolling interest. The purchase price for the 80% ownership interest was $452.8 million, which included $44.4 million to repay the Company’s portion of the venture’s then-existing indebtedness.

Additionally, subsequent to September 30, 2025, the Company entered into contracts to acquire three properties in Arizona (1), Florida (1), and New Jersey (1) for an aggregate purchase price of $65.3 million. These acquisitions are expected to close during the fourth quarter of 2025, subject to customary closing conditions.

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Development Activity

The Company has agreements with developers for the construction of self-storage properties in high-barrier-to-entry locations. During the three months ended September 30, 2025, the Company opened for operation one development property located in New York for a total cost of $18.1 million.

As of September 30, 2025, the Company had one joint venture development property under construction. The Company anticipates investing a total of $19.0 million related to this project and had invested $16.4 million of that total as of September 30, 2025. The store is located in New York and is expected to open during the fourth quarter of 2025.

Third-Party Management

As of September 30, 2025, the Company’s third-party management platform included 863 stores totaling 56.6 million rentable square feet. During the three and nine months ended September 30, 2025, the Company added 46 stores and 109 stores, respectively, to its third-party management platform.

Same-Store Results

The Company’s same-store portfolio as of September 30, 2025 included 606 stores containing 43.8 million rentable square feet, or approximately 90.9% of the aggregate rentable square feet of the Company’s 660 consolidated stores. These same-store properties represented approximately 93.7% of the Company’s property NOI for the three months ended September 30, 2025.

Same-store physical occupancy as of September 30, 2025 and 2024 was 89.0% and 90.2%, respectively. Same-store total revenues for the third quarter of 2025 decreased 1.0% and same-store operating expenses increased 0.3% compared to the same quarter in 2024. Same-store NOI decreased 1.5% from the third quarter of 2024 to the third quarter of 2025.

Operating Results

As of September 30, 2025, the Company’s total consolidated portfolio included 660 stores containing 48.2 million rentable square feet and had physical occupancy of 88.6%.

Total revenues increased $14.2 million and property operating expenses increased $9.0 million for the third quarter of 2025, as compared to the same period in 2024. Increases in revenues and expenses were primarily attributable to revenues and expenses generated from property acquisitions and recently opened development properties.

Interest expense increased from $22.8 million during the three months ended September 30, 2024 to $29.4 million during the three months ended September 30, 2025, an increase of $6.6 million. The increase was attributable to an increase in the average outstanding debt balance and higher interest rates during the 2025 period compared to the 2024 period. The average outstanding debt balance increased from $2.94 billion during the three months ended September 30, 2024 to $3.44 billion during the three months ended September 30, 2025. The weighted average effective interest rate on our outstanding debt increased from 2.99% during the three months ended September 30, 2024 to 3.32% for the three months ended September 30, 2025.

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Financing Activity

On August 20, 2025, the Company’s operating partnership (the “Operating Partnership”) issued $450 million in aggregate principal amount of unsecured senior notes due November 1, 2035, which bear interest at a rate of 5.125% per annum (the “2035 Notes”). The 2035 Notes were priced at 98.656% of the principal amount with a yield to maturity of 5.295%. Net proceeds from the offering were used to repay outstanding indebtedness on the Operating Partnership’s unsecured revolving credit facility and for working capital and other general corporate purposes.

During the three months ended September 30, 2025, the Company did not sell any common shares of beneficial interest through its at-the-market ("ATM") equity program. As of September 30, 2025, the Company had 13.5 million shares available for issuance under the existing equity distribution agreements.

Quarterly Dividend

On July 29, 2025, the Company declared a quarterly dividend of $0.52 per common share. The dividend was paid on October 15, 2025 to common shareholders of record on October 1, 2025.

2025 Financial Outlook

“In August, we raised $450 million through a successful bond offering, our first in almost four years, showcasing our access to attractively-priced capital,” commented Chief Financial Officer Tim Martin. “Continued stabilizing trends through the third quarter positioned us to further increase the midpoints of our full year FFO per share and same-store guidance ranges.”

The Company estimates that its fully diluted earnings per share for 2025 will be between $1.46 and $1.50, and that its fully diluted FFO per share, as adjusted, for 2025 will be between $2.56 and $2.60. Due to uncertainty related to the timing and terms of transactions, the impact of any potential future speculative investment activity is excluded from guidance. For 2025, the same-store pool consists of 606 properties totaling 43.8 million rentable square feet.

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Conference Call

Management will host a conference call at 11:00 a.m. ET on Friday, October 31, 2025 to discuss financial results for the three months ended September 30, 2025.

A live webcast of the conference call will be available online from the investor relations page of the Company’s corporate website at investors.cubesmart.com. Telephone participants may join on the day of the call by dialing 1 (800) 715-9871 using conference ID number 4783436.

After the live webcast, the webcast will be available on CubeSmart’s website. In addition, a telephonic replay of the call will be available through November 7, 2025 by dialing 1 (800) 770-2030 using conference ID number 4783436.

Supplemental operating and financial data as of September 30, 2025 is available in the investor relations section of the Company’s corporate website.

About CubeSmart

CubeSmart is a self-administered and self-managed real estate investment trust. The Company's self-storage properties are designed to offer affordable, easily accessible and, in most locations, climate-controlled storage space for residential and commercial customers. According to the 2025 Self-Storage Almanac, CubeSmart is one of the top three owners and operators of self-storage properties in the United States.

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Non-GAAP Financial Measures

Funds from operations (“FFO”) is a widely used performance measure for real estate companies and is provided here as a supplemental measure of operating performance. The April 2002 National Policy Bulletin of the National Association of Real Estate Investment Trusts (the “White Paper”), as amended, defines FFO as net income (computed in accordance with GAAP), excluding gains (or losses) from sales of real estate and related impairment charges, plus real estate depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.

Management uses FFO as a key performance indicator in evaluating the operations of the Company's stores. Given the nature of its business as a real estate owner and operator, the Company considers FFO a key measure of its operating performance that is not specifically defined by accounting principles generally accepted in the United States. The Company believes that FFO is useful to management and investors as a starting point in measuring its operational performance because FFO excludes various items included in net income that do not relate to or are not indicative of its operating performance such as gains (or losses) from sales of real estate, gains from remeasurement of investments in real estate ventures, impairments of depreciable assets, and depreciation, which can make periodic and peer analyses of operating performance more difficult. The Company’s computation of FFO may not be comparable to FFO reported by other REITs or real estate companies.

FFO should not be considered as an alternative to net income (determined in accordance with GAAP) as an indication of the Company’s performance. FFO does not represent cash generated from operating activities determined in accordance with GAAP and is not a measure of liquidity or an indicator of the Company’s ability to make cash distributions. The Company believes that to further understand its performance, FFO should be compared with its reported net income and considered in addition to cash flows computed in accordance with GAAP, as presented in its consolidated financial statements.

FFO, as adjusted represents FFO as defined above, excluding the effects of acquisition related costs, gains or losses from early extinguishment of debt, and other non-recurring items, which the Company believes are not indicative of the Company’s operating results.

The Company defines net operating income, which it refers to as “NOI,” as total continuing revenues less continuing property operating expenses. NOI also can be calculated by adding back to net income (loss): interest expense on loans, loan procurement amortization expense, loss on early extinguishment of debt, acquisition related costs, equity in losses of real estate ventures, other expense, depreciation and amortization expense, general and administrative expense, and deducting from net income (loss): equity in earnings of real estate ventures, gains from sales of real estate, net, other income, gains from remeasurement of investments in real estate ventures and interest income. NOI is a measure of performance that is not calculated in accordance with GAAP.

Management uses NOI as a measure of operating performance at each of its stores, and for all of its stores in the aggregate. NOI should not be considered as a substitute for net income, cash flows provided by operating, investing and financing activities, or other income statement or cash flow statement data prepared in accordance with GAAP.

The Company believes NOI is useful to investors in evaluating operating performance because it is one of the primary measures used by management and store managers to evaluate the economic productivity of the Company’s stores, including the ability to lease stores, increase pricing and occupancy, and control property operating expenses. Additionally, NOI helps the Company’s investors meaningfully compare the results of its operating performance from period to period by removing the impact of its capital structure (primarily interest expense on outstanding indebtedness) and depreciation of the basis in its assets from operating results.

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Forward-Looking Statements

This presentation, together with other statements and information publicly disseminated by CubeSmart (“we,” “us,” “our” or the “Company”), contain certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, or the “Exchange Act.” Forward-looking statements include statements concerning the Company’s plans, objectives, goals, strategies, future events, future revenues or performance, capital expenditures, financing needs, plans or intentions relating to acquisitions and other information that is not historical information. In some cases, forward-looking statements can be identified by terminology such as “believes,” “expects,” “estimates,” “may,” “will,” “should,” “anticipates,” or “intends” or the negative of such terms or other comparable terminology, or by discussions of strategy. Such statements are based on assumptions and expectations that may not be realized and are inherently subject to risks, uncertainties and other factors, many of which cannot be predicted with accuracy and some of which might not even be anticipated. Although we believe the expectations reflected in these forward-looking statements are based on reasonable assumptions, future events and actual results, performance, transactions or achievements, financial and otherwise, may differ materially from the results, performance, transactions or achievements expressed or implied by the forward-looking statements. As a result, you should not rely on or construe any forward-looking statements in this presentation, or which management or persons acting on their behalf may make orally or in writing from time to time, as predictions of future events or as guarantees of future performance. We caution you not to place undue reliance on forward-looking statements, which speak only as of the date of this presentation or as of the dates otherwise indicated in such forward-looking statements. All of our forward-looking statements, including those in this presentation, are qualified in their entirety by this statement.

There are a number of risks and uncertainties that could cause our actual results to differ materially from the forward-looking statements contained in or contemplated by this presentation. Any forward-looking statements should be considered in light of the risks and uncertainties referred to in Item 1A. “Risk Factors” in our Annual Report on Form 10-K and in our other filings with the Securities and Exchange Commission (“SEC”).

These risks include, but are not limited to, the following:

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Given these uncertainties, we caution readers not to place undue reliance on forward-looking statements. We undertake no obligation to publicly update or revise these forward-looking statements, whether as a result of new information, future events or otherwise except as may be required in securities laws.

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Contact:

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CubeSmart

Josh Schutzer

Vice President, Finance

(610) 535-5700

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CUBESMART AND SUBSIDIARIES

CONSOLIDATED BALANCE SHEETS

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CUBESMART AND SUBSIDIARIES

CONSOLIDATED STATEMENTS OF OPERATIONS

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Same-Store Results (606 stores)

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Non-GAAP Measure – Computation of Funds From Operations

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