8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

Current Report Pursuant To

Section 13 or 15(d) of the

Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): May 3, 2016

CUBESMART
CUBESMART, L.P.
(Exact Name of Registrant as Specified in Charter)

Maryland (CubeSmart)	001-32324	20-1024732
Delaware (CubeSmart, L.P.)	000-54462	34-1837021
(State or Other Jurisdiction of Incorporation)	(Commission File Number)	(IRS Employer Identification Number)

5 Old Lancaster Road
Malvern, PA 19355
(Address of Principal Executive Offices)

(610) 535-5700
(Registrant’s telephone number, including area code)

Not Applicable

(Former Name or Former Address, if Changed Since Last Report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below):

o     Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

o     Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

o     Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

o     Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Item 2.02  Results of Operations and Financial Condition

We are furnishing with this report a slide presentation (attached as Exhibit 99.1) that may be used in presentations to investors from time to time.

Item 7.01 Regulation FD Disclosure.

The information disclosed in Item 2.02 above is incorporated into this Item 7.01.

The information included in this Current Report on Form 8-K (including the exhibit hereto) is being furnished under Item 2.02, “Results of Operations and Financial Condition,” Item 7.01, “Regulation FD Disclosure” and Item 9.01 “Financial Statements and Exhibits” of Form 8-K. As such, the information (including the exhibit) herein shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section, nor shall it be incorporated by reference into a filing under the Securities Act of 1933, as amended, or the Exchange Act, regardless of any general incorporation language in such filing, except as shall be expressly set forth by specific reference in such a filing. This Current Report (including the exhibit hereto) will not be deemed an admission as to the materiality of any information required to be disclosed solely to satisfy the requirements of Regulation FD.

Item 9.01    Financial Statements and Exhibits.

(d)           Exhibits.

Exhibit No.	Description
99.1	Slide Presentation dated May 2016

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

	CUBESMART
Date: May 3, 2016
	By:	/s/ Jeffrey P. Foster
	Name:	Jeffrey P. Foster
	Title:	Senior Vice President, Chief Legal Officer & Secretary
	CUBESMART, L.P.
	By: CubeSmart, its general partner
Date: May 3, 2016
	By:	/s/ Jeffrey P. Foster
	Name:	Jeffrey P. Foster
	Title:	Senior Vice President, Chief Legal Officer & Secretary

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EXHIBIT INDEX

Exhibit No.	Description
99.1	Slide Presentation dated May 2016

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EX-99.1

Exhibit 99.1

1 MAY 2016

[LOGO]

3 708 456 252

4 Leading Demographics A Focus on Supply Constrained Markets (in ‘000) 1 ($ in ‘000)

5 120.0% 110.8% 100.0% 80.0% 60.0% 40.0% 20.0% 0.0% -20.0% S& P500 RMZ Self-Storage REITs CUBE 94 .1% 37.9% 1 Year 2 Year 3 Year

LONG-TERM ®C-----------------INTERNAL GROWTH Maximize portfolio value through continued focus on customer service and operational enhancements.

Expens 1) Financial data from January 1,2016 thr 2) Net operating income, or revenues le and how it reconciles to a GAAP measu ® CUBESNIARr3) As provided in the Company's Earnin Revenue Average Occupancy Revenue Expen

INTERNAL GROWTH: PERFORMANCE FUELED BY INNOVATION Enhancing the customer experience at all points of engagement through proprietary systems and processes.

INTERNAL GROWTH: Enhancing the custom through pro Constantly testing digital platforms, utilizing marketing advancements, sophisticated systems, and new programs that strengthen customer relationships before, during and after the storage rental process. t ®C----------------

INTERNAL G Optimizing marketing through us ®CUBE5MART

INTERNAL G • Q cl Q ,,.i .,,. l8J ,, . l2 [I®fi\ oC9 VISITOR D AND BEHA il VISITORS ®-----------------

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INTERNAL G • Historically, advanced revenue ma supply-constrained industries, beg • Multi-family represents the closes customers adds additional comple ®C-----------------

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INTERNAL G Long-Term Demand Forecast/ Revenue Optimization Price optimization requires consideration of a multi­ dimensional demand landscape & dynamic capacity constraints Unit Mix Decisions and Inventory Management Maximizing revenue through dynamic inventory management, prioritization, & unit conversions to create optimal unit availability ®C-----------------------------

INTERNAL • Focus on customer service and website) to create a full • Modern offices and operatio facilitate an efficient rental ®C-----------------

INTERNAL An Aw GOLD GOL STEVI WIN SfEVIE WINNER FOR SALES & FOR SA CUSTOMER SERVICE CUSTOMER Customer Service Department of the Year Custo Contact Center of the Year Servi Depart of the PEOPLE'S CHOICE STEVI 1\.WARDS FORFA ORITE CUSTOMER SERVICE FORFA ORITE CUSTOMER SERVICE WINNER 2015 WINNER --- ®Cu---------------2016 - -

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EXTERNAL GROW Focus on Adding Scale 1) Transactions closed from 2008 throu 2) Includes investment in 35 properties ® CUBESNIARr

EXTERNAL GROWTH: FOCUSED INVESTMENT STRATEGY 19 2 2 2 1

EXTERNAL G Enhancing Our Portfol Malvern, PA ®C-----------------

EXTERN Leverage Local Market Ex $42.3M Total $49.3 7Q14 Bronx, NY - $17.2M 2Q15 Arlington, V 1Q14 Malvern, PA-$25.1M 4Q15 Queens, NY 4Q15 Brooklyn, N ®CWESMMrr --------------

EXTERNAL GR Acquire High-Quality, Purpose Sophisticated Mark $15.8 2Q15 Dallas, TX - $38.0M Dallas, TX ®Cu------------------------------------$3 4Q14 Long 8.0M Total Island City, NY -

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25 1) Based on EBITDA and average debt outstanding during 1Q16. (in thousands)

26 2010 2011 2012 2013 2014 2015 $0.70 $0.40 $0.20 Dividend per Share Dividend Payout Ratio REIT Avg. Payout Ratio % of Gross Assets Dividend per Share EBITDA / Interest Expense Dividend Payout Ratio 60% 50% 40% 30% 20% 10% 0% 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 Secured DebtUnsecured Debt 7.0 6.0 5.0 4.0 3.0 2.0 1.0 0.0 3,500 3,000 2,500 2,000 1,500 1,000 500 0 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 $0.80 100.0% $0.60 80.0% $0.50 60.0% $0.30 40.0% $0.10 20.0% $-0.0% 2010 2011 2012 2013 2014 2015 3 3

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