--- title: "Senior Housing, Self-Storage, and Data Centers: Three Real Estate Asset Classes Many Investors Overlook" description: Learn more about real estate investing in Senior housing, self-storage, and data centers. image: https://blog.fgg1031.com/hubfs/AdobeStock_652223081.jpeg --- [info@firstguardiangroup.com](mailto:) [(866)398-1031](tel:(866)398-1031) [![fgg](https://blog.fgg1031.com/hubfs/FirstGuardianGroup_2022/fgg.png)](https://brokercheck.finra.org/individual/summary/6470002) [![fgg-871923](https://blog.fgg1031.com/hubfs/FirstGuardianGroup_2023/fgg-871923.png)](https://www.bbb.org/us/ca/san-jose/profile/commercial-real-estate/first-guardian-group-1216-887513) [![logo](https://blog.fgg1031.com/hs-fs/hubfs/FirstGuardianGroup_2022/logo.png?width=175&height=56&name=logo.png "logo")](http://fgg1031.com) - [Home](https://fgg1031.com/) - [About Us](https://fgg1031.com/about-us/) - [Current Offerings](https://fgg1031.com/property-listings-directory/) - [Resource Center](https://fgg1031.com/resource-center/) - [Glossary](https://fgg1031.com/glossary/) - [Accommodators](https://fgg1031.com/accommodators/) - [FAQ](https://fgg1031.com/faqs/) - [Tax eBook](https://pages.fgg1031.com/resources/real-estate-tax-deferral-strategies-ebook) - [Real Estate eBook](https://pages.fgg1031.com/real-estate-investing-in-the-new-era2) - [QI eBook](https://pages.fgg1031.com/resources/qualifiedintermediary/ebook) - [Tax Calculator](https://fgg1031.com/tax-calculator/) - [Newsroom](https://fgg1031.com/newsroom/) - [Blog](https://blog.fgg1031.com/blog) - [Events](https://fgg1031.com/events/) - [Contact Us](https://fgg1031.com/contact/) ![search-interface-symbol](https://blog.fgg1031.com/hubfs/FirstGuardianGroup_2022/search-interface-symbol.png) ![loader](https://f.hubspotusercontent-eu1.net/hubfs/24949188/Business%20and%20Finance/global/22.gif) ![close](https://blog.fgg1031.com/hubfs/FirstGuardianGroup_2022/close.png) From Pages From Blog Pages Load More Load More **Sorry, we couldn't find a match for  "".** Check your spelling or try a related search term. 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That range made sense for a long time. But some of the most compelling opportunities in today's market sit well outside it, in sectors most investors haven't seriously evaluated. Senior housing, self-storage, and data centers each have structural demand drivers that are largely independent of the factors affecting traditional commercial real estate. Understanding them — and knowing how to access them — can meaningfully improve both the return potential and the possible resilience of a real estate portfolio. #### **Why Senior Housing Might Be an Attractive Real Estate Investment?** Senior housing is often considered attractive because its demand is structurally determined by demographics rather than driven by economic cycles. By 2030, every Baby Boomer in the United States will be 65 or older. The US senior population is projected to grow by nearly 40% between 2020 and 2035, reaching approximately 78 million people. By 2060, that number approaches 100 million. That growth is already locked in — it's not a projection dependent on economic conditions or consumer sentiment. At the same time, supply is severely constrained. A 2024 study from NIC MAP projected a $275 billion investment shortage in senior housing supply by 2030. Meeting projected demand would require developing approximately 91,000 new senior living units per year through 2030. Current development is producing about 26,000 annually. The National Investment Center for Seniors Housing has noted that senior housing was the only commercial real estate asset class to see positive rent growth during the Great Recession. It is a needs-based investment — people move into senior housing because they need care, community, or support services, not because the economy is strong. That has made it meaningfully more historically recession-resilient than most asset classes. #### **What Returns Has Self-Storage Delivered Historically?** According to data from NAREIT, self-storage has delivered an average annual return of 16.85% over the past 25 years. Over the same period, apartments averaged 12.93%, office came in at 12.15%, and the S&P 500 averaged 7.06%. Most individual investors have never seriously considered self-storage. That combination of consistent historical outperformance and low investor awareness may itself represent an opportunity. The reasons self-storage has performed so consistently come down to demand structure and operating economics. Demand held up in both strong and weak economic environments. When times are good, people have historically consumed more and needed storage. When belts tighten, people typically downsize, move, or reorganize — and still need storage. The COVID pandemic was a textbook example: as households reorganized and businesses reduced their office footprint, self-storage demand surged while most other real estate sectors contracted. The operating economics have also generally been favorable relative to most other asset classes. Month-to-month leases allow operators more potential to adjust rents quickly. Eviction is straightforward. Construction and maintenance costs are low. The industry's move toward automated, technology-driven management has reduced labor costs significantly. The US self-storage market is projected to grow from approximately $23 billion in 2025 to over $39 billion by 2034. #### **What Is Driving Demand for Data Center Real Estate?** Data center demand is being driven by the exponential growth of cloud computing, artificial intelligence, and digital infrastructure requirements across virtually every industry. The US data center market is projected to grow from approximately $56 billion in 2023 to over $156 billion by 2033, a compounded annual growth rate of around 10.77%. AI applications alone are creating electricity and computing demands that are accelerating rather than stabilizing. Unlike traditional commercial real estate, data centers are valued primarily for their power capacity, connectivity, and location relative to major data consumers — not for their physical space. The largest centers are owned and operated directly by major technology companies like Google, Microsoft, and Meta. For most real estate investors, the most accessible path is through publicly traded REITs such as Equinix and Digital Realty Trust. The primary constraint on data center growth right now is power availability. These facilities require enormous and highly reliable electricity supplies, which is creating secondary investment dynamics around energy infrastructure and positioning certain geographic markets — northern Virginia, Dallas-Fort Worth, Chicago, and Silicon Valley — as dominant hubs. #### **How Can Investors Access These Asset Classes Passively?** Investors don't need to directly acquire a senior housing facility, build a self-storage complex, or purchase a data center to benefit from these sectors. Publicly traded REITs provide liquid, accessible exposure across all three. For senior housing, Welltower and Ventas are among the largest. For self-storage, Public Storage, Extra Space Storage, and CubeSmart are major players. For data centers, Equinix and Digital Realty Trust dominate the sector. For accredited investors completing a 1031 exchange, DST structures can provide direct ownership interest in institutional-quality assets in senior housing and self-storage categories, with minimum investments starting at $25,000 and no active management responsibilities. DST income qualifies for the same tax treatment as direct real estate ownership, including depreciation deductions that can significantly reduce taxable distributions. #### **Frequently Asked Questions About Alternative Real Estate Asset Classes** **Is senior housing a potentially good investment in 2025?** The fundamentals are strong. Demographic demand is anticipated to be high through the 2030s, supply is significantly constrained, and the asset class has historically demonstrated resilience during economic downturns. Investors can access the sector through publicly traded REITs or DST structures qualifying for 1031 exchanges. **What is the minimum investment for self-storage real estate?** Direct acquisition of a self-storage facility typically starts around $1 million. For passive investors, publicly traded REITs require only a brokerage account. DST investments in self-storage portfolios typically have minimums starting at $25,000 for cash investors. **Are data centers considered real estate investments?** Yes. Data centers are classified as a commercial real estate asset class and are owned and traded by institutional investors and real estate investment trusts. They differ from traditional commercial real estate in that value is driven by power capacity and connectivity rather than rentable square footage. **How do I diversify a real estate portfolio beyond apartments and single-family rentals?** REITs provide the most accessible diversification path, allowing investors to add exposure to senior housing, self-storage, data centers, industrial, and net lease properties through a standard brokerage account. For larger investors completing 1031 exchanges, DST portfolios can provide diversified exposure to multiple alternative asset classes within a single exchange. **Which alternative real estate asset class is most historically recession-resistant?** Self-storage and senior housing have both demonstrated strong performance during economic downturns, for different reasons. Self-storage has traditionally benefitted from the behavioral patterns that accompany economic contraction. Senior housing is needs-based and does not depend on discretionary consumer spending. For more information, check out my new book, [*Real Estate Investing in the New Era*](https://pages.fgg1031.com/real-estate-investing-in-the-new-era2).  --- ***All sources  from this article are cited in Paul’s ebook and below:*** **Self-storage 16.85% average annual return** NAREIT (National Association of Real Estate Investment Trusts) URL provided in the book: [https://www.reit.com/data-research/reit-indexes/annual-index-values-returns](https://www.reit.com/data-research/reit-indexes/annual-index-values-returns) **Senior housing shortage — $275 billion by 2030, 91,000 units per year needed** NIC MAP Vision / National Investment Center for Seniors Housing URL provided in the book: [https://info.nicmapvision.com/p-mf-core-report-25june24-shmarketoutlook.html](https://info.nicmapvision.com/p-mf-core-report-25june24-shmarketoutlook.html) **US senior population growth projections (54.4M to 100M)** US Census Bureau **Self-storage market size $23B to $39B by 2034** Precedence Research URL provided in the book: [https://www.precedenceresearch.com/self-storage-market](https://www.precedenceresearch.com/self-storage-market) **Data center market $56B to $156B, 10.77% CAGR** Vision Research Reports URL provided in the book: [https://www.visionresearchreports.com/us-data-center-market/41106](https://www.visionresearchreports.com/us-data-center-market/41106)   ### [Paul Getty](https://blog.fgg1031.com/blog/author/paul-getty) Paul M. Getty is one of the most experienced 1031 exchange specialists in the United States, with a career in real estate that spans over 35 years and more than $5 billion in commercial transactions across every major asset class. His work covers single-family rentals, apartments, retail, office, multifamily, and student and senior housing, giving him a practical understanding of how different property types perform across market cycles and how investors can move between them using tax-deferred exchange strategies. As President and CEO of FGG1031 | First Guardian Group, Paul advises investors through the full 1031 exchange process, from identifying qualifying replacement properties to structuring acquisitions through Delaware Statutory Trusts (DSTs) and wholly owned real estate. His guidance covers both the compliance requirements of a valid exchange and the investment decisions that determine long-term portfolio outcomes – a combination that is difficult to find in a single advisor. Paul holds a California and Texas real estate broker license and carries Series 22, 62, 63, and 82 securities licenses as a registered representative with Emerson Equity LLC, member FINRA /SIPC. He has represented buyers and sellers across complex commercial transactions, sourced and structured debt and equity, and worked alongside nationally recognized firms including Marcus Millichap, CBRE, JP Morgan, and Morgan Stanley. Before founding FGG1031, he co-founded Venture Navigation, a boutique investment banking firm whose M&A and IPO activity generated over $700 million in investor returns. Paul holds an MBA in Finance from the University of Michigan and a bachelor’s degree in chemistry from Wayne State University. He has also completed coursework in artificial intelligence at Stanford University. He is the author of four books on real estate investing and tax deferral strategy, including Tax Deferral Strategies Utilizing the Delaware Statutory Trust (DST) and Real Estate Investing in the New Era, both available on Amazon. A frequent speaker on 1031 exchanges, DST investing, and real estate tax strategy, Paul Getty is a recognized voice for investors and advisors seeking guidance on capital preservation through tax-deferred real estate investment. ## Your Comments : This is a search field with an auto-suggest feature attached. - There are no suggestions because the search field is empty. - Latest Posts - Popular Posts [Senior Housing, Self-Storage, and Data Centers: Three Real Estate Asset Classes Many Investors Overlook](https://blog.fgg1031.com/blog/senior-housing-self-storage-and-data-centers) [ Real Estate Investors](https://blog.fgg1031.com/blog/topic/real-estate-investors) [ 1031 Exchange](https://blog.fgg1031.com/blog/topic/1031-exchange) [ DST](https://blog.fgg1031.com/blog/topic/dst) [ New featured](https://blog.fgg1031.com/blog/topic/new-featured) [Why Everything You Knew About Real Estate Investing Changed in 2008 - And Why Many Investors Still Haven't Caught Up](https://blog.fgg1031.com/blog/real-estate-investing-changed) [ 1031 Exchange](https://blog.fgg1031.com/blog/topic/1031-exchange) [ DST](https://blog.fgg1031.com/blog/topic/dst) [Partial 1031 Exchange: How It Works, What Gets Taxed, and When It May Make Sense](https://blog.fgg1031.com/blog/partial-1031-exchange-how-it-works) [ 1031 Exchange](https://blog.fgg1031.com/blog/topic/1031-exchange) ### Categories - [1031 Exchange (145)](https://blog.fgg1031.com/blog/tag/1031-exchange) - [DST (61)](https://blog.fgg1031.com/blog/tag/dst) - [Real Estate Investors (44)](https://blog.fgg1031.com/blog/tag/real-estate-investors) - [Blog (41)](https://blog.fgg1031.com/blog/tag/blog) - [New featured (37)](https://blog.fgg1031.com/blog/tag/new-featured) - [Taxes (18)](https://blog.fgg1031.com/blog/tag/taxes) - [Estate Planning (10)](https://blog.fgg1031.com/blog/tag/estate-planning) - [Investor (8)](https://blog.fgg1031.com/blog/tag/investor) - [REIT (7)](https://blog.fgg1031.com/blog/tag/reit) - [Capital Gains (6)](https://blog.fgg1031.com/blog/tag/capital-gains) - [Qualified Intermediary (6)](https://blog.fgg1031.com/blog/tag/qualified-intermediary) - [721 Exchange (4)](https://blog.fgg1031.com/blog/tag/721-exchange) - [Featured (4)](https://blog.fgg1031.com/blog/tag/featured) - [Opportunity Zones (4)](https://blog.fgg1031.com/blog/tag/opportunity-zones) - [1031 Exchange Funds (3)](https://blog.fgg1031.com/blog/tag/1031-exchange-funds) - [Inflation (3)](https://blog.fgg1031.com/blog/tag/inflation) - [Retirement Planning (3)](https://blog.fgg1031.com/blog/tag/retirement-planning) - [Reverse 1031 Exchange (3)](https://blog.fgg1031.com/blog/tag/reverse-1031-exchange) - [TIC (3)](https://blog.fgg1031.com/blog/tag/tic) - [Apartment Market (2)](https://blog.fgg1031.com/blog/tag/apartment-market) - [Boot (2)](https://blog.fgg1031.com/blog/tag/boot) - [CA Landlords (2)](https://blog.fgg1031.com/blog/tag/ca-landlords) - [Covid-19 (2)](https://blog.fgg1031.com/blog/tag/covid-19) - [Depreciation (2)](https://blog.fgg1031.com/blog/tag/depreciation) - [Depreciation Recapture (2)](https://blog.fgg1031.com/blog/tag/depreciation-recapture) - [IRS (2)](https://blog.fgg1031.com/blog/tag/irs) - [NNN (2)](https://blog.fgg1031.com/blog/tag/nnn) - [UPREIT (2)](https://blog.fgg1031.com/blog/tag/upreit) - [1033 Exchange (1)](https://blog.fgg1031.com/blog/tag/1033-exchange) - [1099A (1)](https://blog.fgg1031.com/blog/tag/1099a) - [AB1771 (1)](https://blog.fgg1031.com/blog/tag/ab1771) - [CPA (1)](https://blog.fgg1031.com/blog/tag/cpa) - [Cost Segregation (1)](https://blog.fgg1031.com/blog/tag/cost-segregation) - [Mortgage (1)](https://blog.fgg1031.com/blog/tag/mortgage) - [PPM (1)](https://blog.fgg1031.com/blog/tag/ppm) - [Rent Relief (1)](https://blog.fgg1031.com/blog/tag/rent-relief) - [Retail (1)](https://blog.fgg1031.com/blog/tag/retail) - [The Tax Cuts and Jobs Act (1)](https://blog.fgg1031.com/blog/tag/the-tax-cuts-and-jobs-act) see all ### Read more of what you like. ## [721 UPREIT Options in DST Programs (Part 3)](https://blog.fgg1031.com/blog/721-upreit-options-in-dst-programs) ## [Can a 9% Taxable Return Beat a 4.5% Tax Advantaged DST?](https://blog.fgg1031.com/blog/can-a-9-taxable-return-beat-a-4.5-tax-advantaged-dst) ## [How to Avoid the Top Five Mistakes Investors Make When Selecting DSTs](https://blog.fgg1031.com/blog/how-to-avoid-the-top-five-mistakes-selecting-dsts) [![FGG_Footer_White](https://blog.fgg1031.com/hs-fs/hubfs/FirstGuardianGroup_2022/FGG_Footer_White.png?width=300&height=95&name=FGG_Footer_White.png "FGG_Footer_White")](http://fgg1031.com) 97 East Brokaw Road, Suite 350, San Jose, CA 95112 [(866) 398 1031](tel:(866)%20398%201031) [info@firstguardiangroup.com](mailto:info@firstguardiangroup.com) ## Recent Blogs - [Investing in Senior Housing October 20, 2022](https://blog.fgg1031.com/blog/investing-in-senior-housing) - [A Closer Look at the 7 Deadly Sins October 20, 2022](https://blog.fgg1031.com/blog/a-closer-look-at-the-seven-deadly-sins) - [What is a Springing LLC? October 20, 2022](https://blog.fgg1031.com/blog/what-is-a-springing-llc) ## Useful Links - Home - About Us - Blogs - Testimonials from Past Customers - Resource Center - Current Offerings Disclaimer: There is no guarantee that any strategy will be successful or achieve investment objectives. All real estate investments have the potential to lose value during the life of the investments. This material does not constitute an offer to sell nor a solicitation of an offer to buy any security. Such offers can be made only by the confidential Private Placement Memorandum (the “Memorandum”). Please be aware that this material cannot and does not replace the Memorandum and is qualified in its entirety by the Memorandum. This material is not intended as tax or legal advice so please do speak with your attorney and CPA prior to considering an investment. This material contains information that has been obtained from sources believed to be reliable. However, FGG1031, First Guardian Group, LightPath Capital, Inc., and their representatives do not guarantee the accuracy and validity of the information herein. Investors should perform their own investigations before considering any investment. There are material risks associated with investing in real estate, Delaware Statutory Trust (DST) and 1031 Exchange properties. These include, but are not limited to, tenant vacancies, declining market values, potential loss of entire investment principal. Past performance is not a guarantee of future results: potential cash flow, potential returns, and potential appreciation are not guaranteed in any way and adverse tax consequences can take effect.  The income stream and depreciation schedule for any investment property may affect the property owner’s income bracket and/or tax status. An unfavorable tax ruling may cancel deferral of capital gains and result in immediate tax liabilities. All financed real estate investments have a potential for foreclosure. Delaware Statutory Trust (DST) investments are commonly offered through private placement offerings and are illiquid securities. There is no secondary market for these investments. Like any investment in real estate, if a property unexpectedly loses tenants or sustains substantial damage, there is potential for suspension of cash flow distributions. Costs associated with the transaction may impact investors’ returns and may outweigh the tax benefits. IRC Section 1031, IRC Section 1033, and IRC Section 721 are complex tax codes; therefore, you should consult your tax and legal professional for details regarding your situation. DST 1031 properties are only available to accredited investors (generally described as having a net worth of over one million dollars exclusive of primary residence) and accredited entities only (generally described as an entity owned entirely by accredited individuals and/or an entity with gross assets of greater than five million dollars). If you are unsure if you are an accredited investor and/or an accredited entity, please verify with your CPA and Attorney prior to considering an investment. Securities offered through registered representatives of [LightPath Capital, Inc.](http://www.lightpathcapital.com/) Member [FINRA](http://www.finra.org/) / [SIPC](https://www.sipc.org/). FGG1031, First Guardian Group, and LightPath Capital, Inc. are separate entities. 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Your Investment Portfolio May Need Both July 27, 2023](https://blog.fgg1031.com/blog/public-or-private-real-estate-your-investment-portfolio-may-need-both) - [How to Use 1031 Exchange Funds to Improve Your Replacement Property July 20, 2023](https://blog.fgg1031.com/blog/how-to-use-1031-exchange-finds-to-improve-your-replacement-property) ## Useful Links - [Home](http://fgg1031.com/) - [About Us](https://fgg1031.com/about-us/) - [Blogs](https://blog.fgg1031.com/blog) - Testimonials from Past Customers - [Resource Center](https://fgg1031.com/resource-center/) - [Current Offerings](https://fgg1031.com/property-listings-directory/) FGG1031 | First Guardian Group and Emerson Equity LLC do not provide legal or tax advice. Securities offered through [Emerson Equity LLC](http://www.emersonequity.com/) Member [FINRA/SIPC](http://finra.org/) and MSRB registered. Emerson Equity LLC is unaffiliated with any entity herein. 1031 Risk Disclosure: - There is no guarantee that any strategy will be successful or achieve investment objectives; - Potential for property value loss – All real estate investments have the potential to lose value during the life of the investments; - Change of tax status – The income stream and depreciation schedule for any investment property may affect the property owner’s income bracket and/or tax status. An unfavorable tax ruling may cancel deferral of capital gains and result in immediate tax liabilities; - Potential for foreclosure – All financed real estate investments have potential for foreclosure; ·Illiquidity – Because 1031 exchanges are commonly offered through private placement offerings and are illiquid securities. There is no secondary market for these investments; - Reduction or Elimination of Monthly Cash Flow Distributions – Like any investment in real estate, if a property unexpectedly loses tenants or sustains substantial damage, there is potential for suspension of cash flow distributions; - Impact of fees/expenses – Costs associated with the transaction may impact investors’ returns and may outweigh the tax benefits No offer to buy or sell securities is being made. Such offers may only be made to qualified accredited investors via private placement memorandum. Risks detailed in a private placement memorandum should be carefully reviewed, understood and considered before making such an investment. Prospective strategies and products used in any tax advantaged investment planning should be reviewed independently with your tax and legal advisors. Changes to the tax code and other regulatory revisions could have a negative impact upon strategies developed and recommendations made. Past performance and/or forward looking statements are never an assurance of future results. Many of the investments offered will be only available to those investors meeting the definition of an Accredited Investor under SEC Rule 501(A) and offered as Regulation D private placement securities via a Private Placement Memorandum (“PPM”). Prospective investors must receive, read and understand all of the risks associated with buying private placement securities. Investments are not guaranteed or [FDIC](http://fdic.org/) insured and risks may include but are not limited to illiquidity, no guarantee of income or guarantee that all tax advantages or objectives will be met and complete loss of principal investment could occur. **Risk Disclosure:** Alternative investment products, including real estate investments, notes & debentures, hedge funds and private equity, involve a high degree of risk, often engage in leveraging and other speculative investment practices that may increase the risk of investment loss, can be highly illiquid, are not required to provide periodic pricing or valuation information to investors, may involve complex tax structures and delays in distributing important tax information, are not subject to the same regulatory requirements as mutual funds, often charge high fees which may offset any trading profits, and in many cases the underlying investments are not transparent and are known only to the investment manager. Alternative investment performance can be volatile. An investor could lose all or a substantial amount of his or her investment. Often, alternative investment fund and account managers have total trading authority over their funds or accounts; the use of a single advisor applying generally similar trading programs could mean lack of diversification and, consequently, higher risk. There is often no secondary market for an investor's interest in alternative investments, and none is expected to develop. There may be restrictions on transferring interests in any alternative investment. Alternative investment products often execute a substantial portion of their trades on non-U.S. exchanges. Investing in foreign markets may entail risks that differ from those associated with investments in U.S. markets. Additionally, alternative investments often entail commodity trading, which involves substantial risk of loss. 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