EXR vs PSA: which was the better investment?
Extra Space Storage Inc. against Public Storage on real daily total-return data — every dividend reinvested, from Aug 16, 2004 to Jul 15, 2026.
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Frequently asked questions
Did EXR beat PSA?
Yes — measured from Aug 16, 2004 to Jul 15, 2026 with dividends reinvested, EXR came out ahead: $292,053 versus $143,275 from a $10,000 start. That gap compounds from a 16.6% annual return against 12.9%.
What would $10,000 in EXR be worth today?
$10,000 invested in Extra Space Storage Inc. (EXR) on Aug 16, 2004 would be worth about $292,053 as of Jul 15, 2026, a total return of 2820.5% (16.6% per year). The same $10,000 in PSA would be worth $143,275.
Which was riskier — EXR or PSA?
EXR swung with an annualized volatility of 32.4% and a worst peak-to-trough drop of -71.3%; PSA ran at 30.0% volatility with a -55.8% maximum drawdown. Risk-adjusted (Sharpe ratio), that is 0.45 for EXR vs 0.36 for PSA.
What data is this comparison based on?
Daily adjusted closing prices covering Aug 16, 2004 through Jul 15, 2026 — the full period where both assets have price history. Adjusted prices include dividends and splits, so these are total returns. The page refreshes with new market data every day.
Can I change the dates, amounts, or add monthly investing?
Yes — the interactive tool on this page is pre-loaded with EXR vs PSA. You can set any start and end date, change the starting amount, add monthly contributions, or build a multi-asset portfolio and compare it against any benchmark.