TractIQ approach
Track a facility, then verify its financials.
Beacon vs TractIQ
Beacon vs. TractIQ
TractIQ is a self-storage data platform built around CMBS-verified occupancy and financials, an on-market deal marketplace, and an AI and MCP data connector, with published pricing starting at $349 per month (tractiq.com/pricing, accessed 2026-08-25). Beacon is PropRise's self-storage deal-sourcing product, built around trade-area analysis, zoning and by-right screening, and hotspot ranking, layered on nationwide facility data refreshed on a 48-hour street-rate cycle.
TractIQ is genuinely strong at facility-level financial verification. It tracks 70,000+ self-storage facilities nationwide and reports CMBS-sourced occupancy and financials on $50B+ of assets. Its marketplace carries $500M+ of on-market listings from brokerages including JLL, Marcus & Millichap, Matthews, and Argus, and it ships a live AI and MCP data connector. The practical difference is what each platform is built to find.
Search direction
Beacon approach
Enter a buy box, then find the markets and properties that fit.
The central difference
Verify a facility you found, or let your buy box find the facility.
Both platforms can support serious self-storage underwriting. The deciding question is whether your team already has a facility to verify, or needs a system that finds where to look next.
TractIQ verifies the facility you already track.
TractIQ pulls CMBS-sourced occupancy and financials on facilities already inside its 70,000-plus-facility database, and matches your buy box against new listings inside its on-market marketplace. That is useful once you already have a facility or a market in view.
Beacon starts with your buy box.
Enter the criteria you already use. Beacon screens 450,000 trade areas across the country, checks zoning by right, and returns the markets and properties that fit, including sites that have not reached a listing yet.
Side by side
Beacon and TractIQ at a glance.
Published facts are stated directly, each sourced to TractIQ's own website. Where TractIQ does not publish a capability on its researched pages, the table says not published.
| Comparison | TractIQ | Beacon |
|---|---|---|
| Search direction | Verifies facility-level occupancy and financials from CMBS filings, and matches your buy box against on-market listings inside its marketplace. | Starts from your buy box, screens 450,000 trade areas across the country, and returns the markets and properties that fit. |
| Facility coverage | 70,000+ facilities nationwide, with $50B+ of assets carrying CMBS-verified occupancy and financials. | 450,000 trade areas screened nationwide against the same buy box, a different unit of analysis than a facility count. |
| Zoning by right and municipal code | Not published. | Beacon shows whether each property is zoned for storage by right and links straight to the municipal code for that jurisdiction. |
| Listings and off-market layer | $500M+ of self-storage listed inside the platform, from brokerages including JLL, Marcus & Millichap, Matthews, and Argus. | New listings come in daily from more than 30 brokerage websites and aggregators, with off-market properties layered onto matching markets and same-day alerts on a saved buy box. |
| Street-rate freshness | Rates, developments, owner data, and listings update daily; occupancy and financials refresh monthly. | Street rates refresh every 48 hours. |
| Owner and contact data | Owner of record, mailing address, and direct contacts published on 40,000+ facilities. | Off-market vacant parcels with property ownership and parcel details, paired with hotspot and zoning screening in one workflow. |
| Access model | Pro at $349/month ($279/month billed annually), Pro+ at $599/month ($479/month billed annually), and a custom-quoted Max tier. | Beacon is a flat platform subscription. Pricing is on request, with no hourly metering and no credit packs. |
TractIQ facts are limited to its published website and pricing page, plus a CRE Daily review republished on tractiq.com and modernstoragemedia.com, all accessed 2026-08-25. Beacon statements follow the approved claim ledger.
Beacon also compares to Radius+, StorTrack, and Yardi Matrix. The Beacon resource center has definitions and methodology for self-storage deal sourcing.
When TractIQ is the right choice
Choose TractIQ if verified, CMBS-sourced facility financials and occupancy at institutional depth are the priority, if an active on-market deal marketplace fits how you source, or if multi-year historic rate history matters today. Choose Beacon if zoning and by-right screening, trade-area and hotspot analysis, and off-market parcel discovery are core to your site-selection workflow, or if your shop also underwrites other commercial real estate asset classes and wants one data vendor relationship across Beacon and Primer.
Citadel Development Partners found a vacant Texas parcel and sent a letter of intent two weeks after using PropRise.
Read Beacon customer storiesFrequently asked questions
Beacon and TractIQ FAQ
Is TractIQ or Beacon better for self-storage underwriting?
It depends on the workflow. TractIQ suits CMBS-verified financial and occupancy depth plus an on-market listings marketplace. Beacon suits zoning, trade-area, and hotspot screening earlier in the site-selection process, paired with off-market parcel and ownership data.
Does TractIQ offer zoning or by-right screening?
As of this writing, TractIQ's published product pages, covering occupancy data, achieved rates and P&Ls, owner data and prospecting, on-market listings, and its AI connector, do not include a named zoning or by-right screening feature (tractiq.com, accessed 2026-08-25).
How much does TractIQ cost?
TractIQ publishes three tiers on its pricing page: Pro at $349 per month ($279 per month billed annually), Pro+ at $599 per month ($479 per month billed annually), and a custom-quoted Max tier (tractiq.com/pricing, accessed 2026-08-25). Beacon's pricing is not published. Contact PropRise for a quote.
How often does TractIQ update its data?
Per TractIQ's own FAQ, occupancy and financials refresh monthly, rates, developments, owner data, and listings update daily, and demographics update yearly (tractiq.com, accessed 2026-08-25).
Your criteria, your market
See Beacon on your market.
Bring your buy box. We will walk through it live and show the matching markets Beacon returns.
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