Public Storage (PSA) investor relations material

Deal rationale and strategic fit

• The merger combines the #1 and #5 self-storage operators, creating the largest owned and operated self-storage platform globally, expanding scale, brand strength, and customer experience, especially in high-growth Sun Belt and core markets.

• The portfolios are highly complementary, with 80% market overlap and 20% expansion into new markets, enhancing operational density and future growth opportunities.

• Establishes a single brand strategy, leveraging the PS4.0™ digital-first platform and advanced technology for enhanced performance and value creation.

• Diversifies asset base with efficient, drive-up properties and broadens customer reach while preserving the entrepreneurial regional operator model.

• NSA shareholders and OP unit holders gain exposure to significant value creation and future upside through the combined entity.

Financial terms and conditions

• The all-stock acquisition values NSA at approximately $10.5 billion, including debt, with an exchange ratio of 0.14 PSA shares per NSA share, implying $41.68 per NSA share.

• Pro forma ownership will be approximately 92% PSA and 8% NSA, with a pro forma equity market cap of $57 billion.

• Financing includes $1.8 billion unsecured and $2.2 billion secured debt, $240 million mezzanine loan at SOFR + 650 bps, and $4.0 billion committed financing.

• Funding structure includes $5.7 billion equity, $0.4 billion preferred equity, $3.7 billion debt, and $0.6 billion integration costs.

• Minimal leverage impact is expected, with increased enterprise size and liquidity.

Synergies and expected cost savings

• Identified $110–$130 million in actionable synergies within 3–4 years, mainly from revenue management, margin expansion, tenant insurance, and G&A efficiencies, including $25–$30 million in G&A savings.

• NOI improvement initiatives target a 25%+ increase in run-rate NOI, with 11–15% incremental revenue growth over three years.

• FFO/share impact is neutral in 2026, $0.10–$0.20 in 2027, and $0.35–$0.50 at stabilization (2028–2029).

• Tenant insurance program transition expected to deliver $15–$20 million upside over three years.

• Enhanced operating margins anticipated by applying PSA’s revenue and expense management to NSA assets.