NEWS ROUNDUP

ACQUISITION: BBI Real Estate buys 13 AC IOS in Columbus, OH, area for $9.25M. BBI Real Estate has acquired 2177 Williams Road in Obetz, Ohio. The low-coverage property includes a 9,121 SF service shop and a 7,621 SF warehouse with an attached 3,200 SF office. BBI Real Estate plans to optimize the site for tenant Smith Springs’ truck repair and service business, as well as BBI Transportation’s trucking operations. The seller was Stonemont Financial Group, led by Jonathan Ashley. Brad Stricker led the BBI Real Estate deal team. Beau Taggart and Joe Kimener with KBC Advisors, along with Domenic Skunda of Cushman & Wakefield, facilitated the transaction.

ACQUISITION: Alterra buys 4 AC IOS in Atlanta metro area. Alterra has acquired 550 Discovery Place in Mableton, Georgia. The property features 11,760 SF of building improvements and is Alterra’s 36th acquisition in the Atlanta metro area. Sean Christman led the Alterra deal team in the transaction. Tommy Barrow and Jason McCart with King Industrial Realty facilitated the sale.

ACQUISITION: Jadian IOS buys 2.4 AC ISF in Orlando, FL, for $3.8M. Jadian IOS has acquired 592 Thorpe Road in Orlando, Florida. The property features an industrial service facility (ISF) with an 8,400 SF building. Justin Fletcher, Alex Stahl, and Daniel Schuchinsky led the Jadian deal team. Christopher “CJ” Griffith and Ryan Griffith with Lee & Associates Central Florida facilitated the transaction.

DISPOSITION: Midwest CRE Advisors sells 9 AC IOS in Lawrence, KS for $3M. Midwest CRE Advisors has facilitated the sale of 2001 East 19th Street in Lawrence, Kansas. The property includes 19,500 SF of industrial warehouse space. The sale price was $2,987,500, which was $37,500 above the asking price. Logan Freeman and Nathan Roberts with Midwest CRE Advisors represented the seller in the transaction.

DISPOSITION: Digby Commercial Advisors sells 1 AC IOS in Denver metro for $1.3M. Digby Commercial Advisors has facilitated the sale of 4965 Van Gordon Street in Wheat Ridge, Colorado. The low-coverage property features a 2,130 SF industrial building. Lauren Moyer and Tanner Digby led the Digby deal team.

LEASE SIGNED: Lober leases 4.5 AC IOS in Tampa Bay metro area. Lober Real Estate has facilitated the leasing of 12175 122nd Avenue in Clearwater, Florida. Robbie Lober and Devin Beeler with Lober Real Estate represented the landlord, Catalyst Investment Partners, and sourced the tenant directly.

READ: Why Blackstone has been ramping up its IOS lending.

IOS TAKES OVER LAS VEGAS

Join 500+ IOS owners, investors, lenders, tenants, and brokers in Las Vegas on February 3 for a 2027 kickoff conference. Find out how the big players will direct capital and acquisition efforts in the coming year. 

2000 Martin Luther King Junior Avenue, Kingstree, SC 29556

107 AC | No Zoning Restrictions — the Potential Is Limitless | Ideal for Industrial Development and/or Major IOS Site | Divided into 8 Subdividable Parcels | Served by Heavy Power Line Structure and 10” Water Main | Within 1 Mile of CSX Rail Capacity, 30 Minutes from Florence, 50 Minutes from Georgetown, and 75 Minutes from Port of Charleston

1031 68th Street, Baltimore, MD 21237

10+ AC | ±30,000 SF Warehouse with Oversized Drive-in Doors | Multiple Industrial Tenants | Heavy Industrial Zoning | Close to I-95, Baltimore Port, and Major Interstates

3334 Memory Lane, Denton, TX 76027

±68 Contiguous AC | 2 Buildings | Multiple Covered Storage Areas | Stabilized Yard Area | 60’ Wide Easement and Road Internal | ±900 LF of IH-35E Service Road Frontage | No City Zoning — Maximum Use Flexibility | No Entitlement Required (Denton ETJ) | 35+ Years of Continuous Heavy Outdoor Use (Former Business: CTC Auto) | 15 Minutes to Alliance Texas via IH-35W | Asking Price: $7,000,000

(NYC Vicinity) 206-208 Route 109, East Farmingdale, NY 11735

3.1 AC Total | Paved, Fenced, and Gated | Truck Wash | Fuel Tanks | 3-Phase Power | 13,000 SF Warehouse with 2,000 SF Office and Retail Showroom | 24’ High OH Doors | 5 Drive-in Garage Bays | Across the Street From Republic Airport

1100 South Elm Street, Greensboro, NC 27406

3.5 AC | Graveled, Fenced, and Lit | Heavy Industrial Zoning | Easy Access to Downtown Greensboro, I-40, US-29, I-73, and I-85 | Heavy Industrial Zoning | RENTAL RATE: $4,250/AC/Mo. (NNN)

5030 North Blackstock Road, Spartanburg, SC 29303

4.17 AC | Graveled and Fenced | 20’ Secured Electric Gate with Key Pad | Power and Water Onsite | Close to I-85 and I-26 | Asking Rent: $9,700/Month NNN

NEWS ROUNDUP

FINANCING: Alterra secures $244M financing for IOS acquisitions from Blackstone. Alterra IOS has announced the closing of a $244M loan from Blackstone Real Estate Debt Strategies. The initial funding was partly secured by 37 IOS properties totaling 806,000 SF on 165 AC. The Alterra deal team included Scott Whittle and Kate Mooney, while Tim Johnson led the Blackstone deal team. Justin Horowitz with Cooper-Horowitz represented Alterra in the financing.

FINANCING: Buchanan Street affiliate provides $12M loan for IOS development. Buchanan Street Partners affiliate Buchanan Mortgage Holdings has provided a $12M non-recourse senior construction loan to Dedeaux Properties for the development of a Class A IOS facility in San Bernardino, California. The planned site will feature a 6,000 SF maintenance building on 6.9 AC. The Buchanan Street deal team included Alexander Frosh and Chris Cervisi. Brett Dedeaux led the Dedeaux Properties deal team.

ACQUISITION: Terminal Logistics buys 4.3 AC IOS in Nashville metro area. Terminal Logistics, Center Capital’s IOS investment platform, has acquired 312 Babb Road in Lebanon, Tennessee. The fully leased property features 3 industrial buildings totaling 26,837 SF. The Terminal Logistics deal team included Jeremy Cohen, Jack McNamee, Ben Miller, and Max Reiter.

ACQUISITION: IOS Southwest buys 1.9 AC IOS in Phoenix. IOS Southwest LLC has acquired 22444 North 19th Avenue in Phoenix, Arizona. The property includes 11,560 SF of shop and office buildings. Duff Hearon and David Kinney led the IOS Southwest deal team. Max Schumacher and Mia Moilanen with Rein & Grossoehme facilitated the transaction. Hayden Thomson with FirstBank and Kirk Fonfara with Chicago Title also assisted in the deal.

LEASE SIGNED: Elmwood & Co. leases 2 AC IOS in Charleston, SC. Elmwood & Co. has facilitated the leasing of 489 Deanna Lane in Charleston, South Carolina. The property features recently graveled, gated, and fenced yard space. Ross Scherma and Zachary Zakas led the Elmwood & Co. deal team in the transaction.

READ: Mom-and-pop IOS owners are cashing out as institutional demand rises.

IOS TAKES OVER LAS VEGAS

Join 500+ IOS owners, investors, lenders, tenants, and brokers in Las Vegas on February 3 for a 2027 kickoff conference. Find out how the big players will direct capital and acquisition efforts in the coming year. 

10025 Jacksboro Highway, Fort Worth, TX 76135

2.45 AC | Fenced, Secured, and Lit Yard | 2 Buildings Totaling 5,212 SF | Excellent Highway Visibility and Access | 3-Phase Power with High Volt Plugs

5400 Marshall Street, Arvada, CO 80002

4.72 AC | Fully Fenced and Paved Yard | 2 Warehouse Buildings Totaling 31,300 SF | 29 Oversized Drive-in Doors | Strong Connectivity to I-70, I-76, Wadsworth Boulevard, Sheridan Boulevard, and Old Town Arvada

9250 Sidney Hayes Road, Orlando, FL 32824

6.24 AC | 1,900 SF Office Building | Quick Access to Major Central FL Thoroughfares Including Beachline Expressway and Florida’s Turnpike | Near Orlando Intl. Airport, Disney, Universal Studios, Orange Co. Convention Center, and Downtown Orlando

 

1995 Ranger Highway, Weatherford, TX 76088

4.45 AC | Fenced and Graveled Yard | 3-Phase Power | 15,449 SF Building with 2,420 SF of Warehouse and 13,029 SF of Office | 30 Minutes West of Fort Worth

IOS for Lease in the South of Boston Submarket

4.9 AC | IOS Storage | 40,000 SF Facility | Multiple Docks and Drive-in Doors | No Restrictions on Outside Storage or Operating Hours | Heavy Power | Located ¼ Mile from Highway | Less than 20 Miles to Boston

14515 Northeast 87th Street, Redmond, WA 98052

0.53 AC | Fenced, Graveled, and Lit Outside Storage Yard | Power Available: (1) Outdoor 100a 480/277v 3-Phase Panel and (1) 225a 208/120v 3-Phase Panel of Optional Standby Power (Generator) on Site | Private Automated Vehicular Gate Access | Central Eastside Location with Easy Access to Willows Road and WA-520 | Proximity to Meta, Microsoft, and Amazon | Email Broker for More Info

NEWS ROUNDUP

FINANCING: Cooper-Horowitz arranges $281M IOS portfolio financing loan for Catalyst. Cooper-Horowitz has secured a $281M portfolio financing loan on behalf of Catalyst Investment Partners. The portfolio features 77 properties spanning 12 markets and totaling 231 AC. Justin Horowitz, Ben Knopf, and Josh Tropper led the Cooper-Horowitz deal team. The Catalyst deal team included Dan Haroun, Max Heiden, Nell Hurley, and Kyle Earley.

ACQUISITION: TruCore Industrial buys 6.96 AC IOS in Sacramento, CA, metro. TruCore Industrial has acquired 2725 Fitzgerald Avenue in Dixon, California. The property includes a 4,000 SF building, plus 4.1 AC of improved and operational IOS space. TruCore intends to develop the remaining 2.86 AC into a fully paved asphalt IOS yard. The TruCore deal team included Hunt Rose and Zachary Harris.

DISPOSITION: Panther Capital Group sells 5.18 AC IOS in Vero Beach, FL. Panther Capital Group has facilitated the sale-leaseback of 936 Old Dixie Highway in Vero Beach, Florida. The property features 12,000 SF of industrial improvements. Ruben Larrea and Guillermo De Nicolas with Panther represented both the seller, Sims Crane, and the buyer, Alterra IOS. The Alterra IOS deal team included Chris White and Morgan Specht.

ACQUISITION: Lift Partners buys 3.71 AC IOS in Los Angeles for $14.5M. Lift Partners has acquired 4500 York Boulevard in Los Angeles, California. The property features a 9,273 SF office building and a 5,785 SF vehicle maintenance building. Patrick Fisher and Michael Murray led the Lift Partners deal team. Michael Bogle with CBRE facilitated the transaction.

DISPOSITION: Matador sells 3 AC IOS in Oklahoma City, OK. Matador Realty Investments has sold 101 North Sara Road in Oklahoma City, Oklahoma. The low-coverage property features a 15,000 SF industrial facility and was acquired by the company in 2021. Jeremy Mercer led the Matador deal team in the transaction.

LEASE SIGNED: Avison Young leases 4.01 AC ISF in Charlotte, NC. Avison Young has facilitated the leasing of 2520 Eatonton Street in Charlotte, North Carolina. The property features a 35,100 SF industrial service facility (ISF) with an outdoor storage yard. Henry Lobb and Gray Gaines with Avison Young represented the landlord, Port Commercial Real Estate, in the transaction.

FROM OUR PARTNERS

Truck Parking Profit Breakdown

The hidden economics behind a truck parking yard — revealed in less than 20 minutes.

1838 Vanderbilt Road, Birmingham, AL 35234

FOR SALE OR LEASE | ±9 AC | Fully Fenced, Gated, and Graveled | ±12,000 SF Maintenance/Repair Shop with Office, (3) 14’X16’ Grade-Level Doors | Trailer/Tractor Parking Capacity: 300+ Units | Zoned Heavy Industrial I-2 | Close to I-20, I-65, I-59, CSX Terminal, Airport, and Downtown Birmingham | Ready for Immediate Occupancy

1310 South West Street, Indianapolis, IN 46225

FOR SALE OR LEASE | 4.96 AC | 32,553 SF 60-Door Truck Terminal and Maintenance Facility | Fully Paved Lot With 3 Points of Ingress and Egress | Prime Location Offering Immediate Access to I-70 and Excellent Regional Connectivity | Access to 75% of the US Population within a 1-Day Drive

2437 Randleman Road, Greensboro, NC 27406

FOR SALE OR LEASE | 5.74 AC (Divisible for Lease) | Fully Fenced with Secure Gate and Graveled Parking Area | Located Directly off I-40 Ramp | 3 Miles From Downtown Greensboro and 3 Miles from I-865 | Build-to-Suit Is Also Possible | SALE PRICE: $4,770,000 | RENTAL RATE: $5,250/AC/Mo. (NNN)

4220 Donovan Way, North Las Vegas, NV 89030

5.5-12 AC | Fully Improved Site | Paved, Lit, and Secured Yard | 1,000 SF Repair Shop and 3,200 SF Shop/Office | Additional Offices on Site Available for Operational Support | Utilities on Site Include Gas, Water, Sewer, and 277/480V 3-Phase Power | Steel Canopies with Power | Excellent Visibility with 785’ of Frontage on Donovan Way and 790’ of Frontage on I-15

5401 Tonnelle Avenue, North Bergen, NJ 07047

1.1 AC | Graded, Graveled, and Secured Yard | 10,000 SF Warehouse with 500 SF Office, Drive-Thru Access, and 2 Drive-in Doors on Opposite Ends | Utilities Onsite | Close to I-95, I-495, Routes 3 and 1/9, EWR Airport, Port Newark/Elizabeth, and Manhattan via Lincoln Tunnel

Diesel Drive and Beloit Drive, Sacramento, CA 95838

4.89 AC | Site Under Construction | Site to Be Paved and Fenced | Area for Modular Office | Easy Access to I-80 via Raley Boulevard

NEWS ROUNDUP

ACQUISITION: Realterm buys 40 AC IOS in Laredo, TX. Realterm has acquired 14610 Mines Road in Laredo, Texas. The property includes 25.3 concrete-paved AC, a 22,250 SF check-in station. a 6,800 SF office, and a 3,000 SF wash bay. The paved portion of the property is currently leased to Heartland Express. The Realterm deal team included Ed Brickley and Brennan Cascarano.

DISPOSITION: Kassin Sabbagh Realty sells 8.71 AC IOS in Houston. Kassin Sabbagh Realty (KSR) has facilitated the sale of 9925 Aldine Westfield Road in Houston, Texas. The property features several industrial buildings totaling 52,736 SF. The buyer was Terminal Logistics. David Warren and Emil Shabot led the KSR deal team.

ACQUISITION: Radar Net Lease buys 6.36 AC IOS in Des Moines, IA, area. Radar Net Lease has acquired 407 Adventureland Drive Northeast in Altoona, Iowa. The low-coverage property features a 40,000 SF industrial facility with ample IOS space. Alex Thomas led the Radar Net lease deal team in the transaction.

ACQUISITION: The Renatus Group buys 4.66 AC IOS on Long Island. The Renatus Group has acquired 840 South Broadway in Hicksville, New York. The property features a 55,789 SF industrial building. Nicholas Gallipoli with Cushman & Wakefield facilitated the transaction.

ACQUISITION: COARE Industrial buys 1 AC IOS in Jacksonville, FL. COARE Industrial has acquired 2941 Dawn Road in Jacksonville, Florida. The property features 2 buildings totaling 8,270 SF. Stephen Barry led the COARE deal team in the transaction.

LEASE SIGNED: Criterion Group leases out 9.8 AC IOS in Phillipsburg, NJ. Criterion Group has announced a lease with Trans American Trucking & Warehouse at 402 County Road 519 in Phillipsburg, New Jersey. The property includes 2 buildings totaling 23,940 SF. Chris Sullivan led the Criterion Group deal team. William Ericksen with NAI James E. Hanson, Sergei Ivasiuc with PF Weiss Realty, and Joe Paranee with Paranee Properties facilitated the transaction.

READ: Hempel Real Estate launches $15M IOS fund.

FROM OUR PARTNERS

As experienced industrial operators, we understand the dynamics of IOS. Our high-leverage financing is built for speed and flexibility, backed by a relationship-driven approach that helps investors and operators execute their business plan.

1850 Glen Helen Road, San Bernardino, CA 92407

18.68 AC | 1,500 SF Guard Stand | Located Next to I-15/I-215 Interchange | 100% Leased to Amazon | Remote Gate Access | Perimeter Fencing | 12” PCC Over-Engineered Base Capable of 80K lb Loads | Full LED Lighting | 353 Trailer Stalls | Asking Price: $70,000,000

702 Anchors Street Northwest, Fort Walton Beach, FL 32548

3.44 AC | Highly Functional Mix of 8,700 SF of Warehouse Space and 3,120 SF of Office and Showroom Space | Convenient Access to Pensacola (38 Miles), Crestview (30 Miles), and Panama City (52 Miles) | Located Directly Between Hulburt Field and Eglin Air Force Base

11054 Red Lion Road and 11052 Pulaski Highway, White Marsh, MD 21162

19.13 AC in 2 Parcels | ±53,000 SF Warehouse | Dock and Drive-in in 2 Buildings | 3-Phase Power | Gas Served | Zoning Permits Outdoor Storage | Close to I-95 and I-695 | Well Positioned in East Baltimore County

310 East Blanchard Road, Florence, SC 29506

5.7 AC | 11,550 SF Service Building with 1,700 SF Main Office, Secondary Office, and 10 Oversized Roll-up Doors | Over 5 AC of Graveled Outdoor Storage | Full Perimeter Fencing with Secure Electronic Gated Entrance | Site Lighting | 3-Phase Power | Existing Landing Strips | Close Proximity to I-95 with Direct Visibility from Highway | ASKING RENT: $4,500/AC/Month NNN

10522 Harris Loop, Hudson, FL 34667

3.47-7 AC Available (Total: 23.67 AC) | An Additional ±14 AC to the East Adjoins the Site and Offers Opportunities for Future Development | Paved, Graveled, Fenced, and Gated | Utilities Onsite | Multiple Driveways/Access Points | Direct Access to US-19 | Rental Rate: $5,500/AC/Mo. (NNN)

5800 Surrey Square, Houston, TX 77017

6.64 AC | Fully Fenced, Gated, Paved, and Lit Yard | 70,042 SF Warehouse/Office Facility | Recent Roof and Fire Sprinkler Upgrades (Existing High Pile Permit) | Multiple Ingress/Egress Point | 3,533 SF Maintenance Building with Wash-Bay and Containment Basin | Immediate Access to Major Houston Highway Systems (I-45, Loop 610, and Beltway 8) | Close Proximity to Refinery Complexes and Port Container Terminals | 3-Phase, Heavy Power Service

NEWS ROUNDUP

ACQUISITION: Jadian IOS buys 6.1 AC industrial service facility in Nashville. Jadian IOS has acquired 1301 Foster Avenue in Nashville, Tennessee. The low-coverage property features 22,850 SF of industrial buildings. Justin Fletcher, Alex Stahl, and Daniel Schuchinsky led the Jadian IOS deal team.

ACQUISITION: EverDutch buys 4.37 AC IOS in Phoenix metro area. EverDutch has acquired 14575 West La Estrella Drive in Goodyear, Arizona. The property features 17,580 SF of industrial improvements. The EverDutch deal team included Alex Bluth, Michael Sutton, Clark Diepholz, and Peter Kucharek. Jack Hansen and Max Schumacher with Rein & Grossoehme are currently marketing the property for lease.

ACQUISITION: Warehouse Hotline sells 1.88 AC IOS in Denver area for $2.9M. The Warehouse Hotline LLC has facilitated the sale of 5352 Dahlia Street in Commerce City, Colorado. The property features a 5,600 SF maintenance facility with about 1,000 SF of office space. Aviva Sonenreich and Josh Sonenreich with The Warehouse Hotline, along with Dallas Landry of LC Real Estate Group, represented the buyer, Ground Solutions, in the transaction.

ACQUISITION: Birdsong Capital Partners buys 1.05 AC IOS in Nashville area. Birdsong Capital Partners has acquired 107 and 109 Century Court in Franklin, Tennessee. The low-coverage property features an 11,000 SF industrial facility. Tim Bassett, Benton Ozburn, and Nick Jones led the Birdsong deal team. Bradley Worthington and Griffin Farriss with Stream Realty Partners facilitated the transaction. (Interested in small bay industrial? Check out our sister publication Small Bay List.)

LEASE SIGNED: BCRE leases 2.94 AC IOS in San Francisco Bay Area. Baniqued Commercial Real Estate (BCRE) has facilitated the leasing of 1101 Wright Avenue in Richmond, California. The low-coverage property features 6 buildings totaling 20,123 SF. Davide Pio with BCRE represented the landlord in the transaction. Jeffrey Leenhouts with Cushman & Wakefield represented the tenant, AP3 Transportation.

FINANCING: Cooper-Horowitz arranges $27M IOS portfolio refi loan. Cooper-Horowitz has secured a $27M refinancing for a portfolio of IOS properties owned by Axis and Aureon Partners. The portfolio features 4 properties totaling 48.5 AC. The Axis deal team included Jamie Coffin and Crawford Arnold, while the Aureon Partners deal team was led by Eli Brodlie. Justin Horowitz, Ben Knopf, Josh Tropper, and Richard Horowitz led the Cooper-Horowitz deal team.

615 South Grant Street, Lebanon, IN 46052

8-10 AC of Infill Land for BTS (Lease) or Purchase | Great Infill Location with Proximity to Industrial Users | Close to I-65 North | Zoning: General Industrial with Outdoor Storage Permitted

4 Nora Lane, Pomfret, CT 06258

4.53 AC | Gravel Driveway with Gated Entry | Lit | Security Cameras | Well and Septic | 11,200 SF Warehouse with 1,600 SF Office and (5) 20’x80’ Drive-Through Bays | 3-Phase Power | 5 Minutes to I-35 Exit, 35 Minutes to Providence and Worcester, and 50 Minutes to Airports

6800 Quad Avenue, Baltimore, MD 21237

3.07 AC | Paved, Lit, Fenced, and Gated IOS Property | 3-Phase Power | All Utilities Onsite | Total of 11,630 SF: ±8,500 SF Warehouse with 17’-19’ Clear Heights and ±2,500 SF Canopy Building, Both with Cross-Dock Loading and Grade-Level Oversized Drive-in Doors Available | Close to I-95, I-895, Dundalk Marine Port, and Downtown Baltimore

 

126 Access Road, Gaston, SC 29053

5 AC | 7,000 Volt Electric Fence and Gates | 15,000 SF Trucking Home Terminal for Sublease | 3,000 SF Warehouse with 16’ Drive-in Door and 1 Dock | 12,000 SF Office Space | (4) 300’ Trailer Pads | Seamless Access to I-26,I-77, and I-20

60 Corporate Park Drive, Henderson, NV 89074

3.86 AC | Fully Fenced Yard with Block Walls and Gated Access | 11,000 SF Building With 3,500 SF Office and 7,500 SF Warehouse | 3 Grade-Level Roll-up Doors | 3-Phase Power | Close to I-515 and I-215 | Zoned IL (Light Industrial) | Owner May Consider a Sale | SEE VIDEO

3025 Northwest 123rd Street, Miami, FL 33167

16.88 AC | Fully Improved Storage Yard | Divisible | Fenced, Paved, and Lit | Utilities on Site | Close to I-95, I-75, and Palmetto Expressway

NEWS ROUNDUP

ACQUISITION: Alterra buys 12.6 AC IOS in Nashville, TN. Alterra IOS has acquired 1116 Polk Avenue in Nashville, Tennessee. The property features 66,730 SF of building improvements. Parker Pearson and E. Liam Loftus led the Alterra IOS deal team in the transaction.

ACQUISITION: Industrial Outdoor Ventures buys 8.43 AC IOS in Houston. Industrial Outdoor Ventures (IOV) has acquired 1733 and 1833 Lauder Road in Houston, Texas. The property features 90,973 SF of industrial improvements and is fully leased to Bluewater Thermal Solutions. The IOV deal team included Eric Johnson and Anthony DeLaurentis. Jerry Hopkins, Kristian Toft Nielsen, and Leighton Hopkins with Newmark represented both IOV and the seller in the transaction.

ACQUISITION: First Houston brokers sale of 3.43 AC IOS in Laredo, TX. First Houston Properties has facilitated the sale of 12115 Doc Adams Drive in Laredo, Texas. The property includes a 14,424 SF warehouse. Juan Fraga with First Houston represented the buyer, Center Capital Partners, in the sale-leaseback transaction with Freightsol.

ACQUISITION: Armada Capital Partners buys 1.98 AC IOS in San Antonio, TX. Armada Capital Partners has acquired 13790 Judson Road in San Antonio, Texas. The low-coverage property features an 11,500 SF industrial building. The Armada deal team included Matthew Ornstein, Kylie Fox, Jesus Araiza, and Brandon Paletta.

UPDATE: In our May 27 issue, we featured APEX IOS’s acquisition of a 5 AC IOS property at 626 Wilson Road in Houston, Texas. The property features a 51,250 SF warehouse. We now know that David Warren and Emil Shabot with Kassin Sabbagh Realty facilitated the transaction. The seller was DLH Properties. Alex Olshansky and Steve Ruimy led the APEX IOS deal team.

LEASE SIGNED: Swartz Co. leases 1 AC IOS in Atlanta metro area. Swartz Co. Commercial Real Estate has facilitated the leasing of 1 AC of IOS at 1302 Industrial Boulevard North in Dallas, Georgia. Esty Hoffman led the Swartz Co. deal team in the transaction.

IOS TAKES OVER LAS VEGAS

Join 500+ IOS owners, investors, lenders, tenants, and brokers in Las Vegas on February 3 for a 2027 kickoff conference. Find out how the big players will direct capital and acquisition efforts in the coming year. 

1850 Glen Helen Road, San Bernardino, CA 92407

18.68 AC | 1,500 SF Guard Stand | Located Next to I-15/I-215 Interchange | 100% Leased to Amazon | Remote Gate Access | Perimeter Fencing | 12” PCC Over-Engineered Base Capable of 80K lb Loads | Full LED Lighting | 353 Trailer Stalls | Asking Price: $70,000,000

2425 Cragmore Road, Winston-Salem, NC 27107

For Sale and Lease | 7.3 AC | Fenced, Graveled, and Gated | 15,500 Total RSF: 13,200 RSF Warehouse with 2,3000 RSF Office | 8 Dock-High Doors and 2 Grade-Level Doors | Close to I-40, I-74, and I-285

Edgewood Industrial Land, Jacksonville, FL 32254

±8.05 AC Contiguous Assemblage (ROW Closure Completed) | Fully Usable Site — No Jurisdictional Wetlands | Zoned Light Industrial (IOS-Ready) | Supports ~80-100 Trailer Positions | Functional Yard Layout with Scale for Institutional Users | ~$170K Economic NOI (Conservative) | $215K+ Stabilized NNN NOI Potential

 

2800 Old Augusta Road, Rincon, GA 31326

4-7 AC | 300 Parking Spaces | Industrial Zoning | Located Just 11 Miles from the Port of Savannah | Easy Access to Highway 21 Corridor | Close to I-16 and I-95

Parcel V6-A, Oldfield Boulevard, Grimes Industrial Park, Pittston Township, PA 18640

48.89 AC | Graveled Lot Suitable for Trailer Parking or IOS | Max Capacity: 126 Spaces | Proposed Fence and Gate Protection | Owner Will Provide Fencing and Lighting if Requested | Quick Access to I-81 and I-476

11211 Hornberger Road, Houston, TX 77049

2.5 AC Available | Heavy Stabilization | Fully Fenced with Secure Access Gate | Security Lighting and Video Monitoring | Utilities on Site | Direct Access to Beltway 8 and Easy Access to Highway 90, Highway 59, I-45, and I-10 | 14.5 Miles from the Port of Houston | Professionally Managed

NEWS ROUNDUP

ACQUISITION: APEX IOS buys 6 AC IOS in Dallas-Fort Worth metroplex. APEX IOS has acquired 14475 Old Denton Road in Roanoke, Texas. The property features 24,650 SF of industrial improvements. Alex Olshansky and Steve Ruimy led the APEX IOS deal team.

DISPOSITION: Lee & Associates sells Baton Rouge, LA, metro IOS portfolio for $1.12M. Lee & Associates has facilitated the sale of a portfolio of 2 IOS properties in the Baton Rouge, Louisiana, metro area. The buyer was G-Town Investments. Tom McGee led the Lee & Associates Baton Rouge deal team in the transaction. The properties in the portfolio are:

• 208 West Eastbank Street in Gonzales — 4,500 SF on 0.52 AC

• 3606 Delta Drive in Saint Gabriel — 5,150 SF on 1.68 AC

ACQUISITION: B&D Holdings buys 4 AC IOS in West Deptford, New Jersey. B&D Holdings has acquired 1697-1699 Crown Point Road in West Deptford, New Jersey. The property features a 17,000 SF truck repair facility. The B&D deal team included Martin Segal, Danny Harrison, Christian Galanti, Jack Shulman, Devon Geraghty, Amy Repole, and Andrea Fiorenza. Scott Mertz with NAI Mertz and Ryan McCarthy with B&D are currently handling the leasing of the property.

DISPOSITION: NAI Alliance sells 2.3 AC IOS in Tahoe-Reno Industrial Center. NAI Alliance has facilitated the sale of 700-710 Venice Drive in Sparks, Nevada. Brian Armon, Anthony Machabee, Derek Carroll, Mason La Fond, and Brian Egan with NAI Alliance represented the seller in the transaction.

LEASE SIGNED: Prescott, Stubblebine lease 3 AC IOS in Boston metro area. Prescott IOS and The Stubblebine Co. have facilitated the leasing of 3 Belcher Street in Plainville, Massachusetts. The low-coverage property features a 30,500 SF industrial building. David Skinner with Prescott IOS represented the tenant, Mazzotta Rentals, in the build-to-suit transaction. James Stubblebine with The Stubblebine Co. represented the landlord, Edgewood Development.

LEASE SIGNED: North Palisade Partners leases out IOS in San Diego to PODS. North Palisade Partners has leased out Unit C at 9685 Via Excelencia in San Diego, California. Evan McDonald with Colliers represented the firm in the transaction, while Jim Siegel with Nationwide Industrial Real Estate represented the tenant, PODS Moving and Storage.

FROM OUR PARTNERS

2646 Metro Boulevard, St. Louis, MO 63043

For Sale and Lease | 4.84 AC | 26,734 SF Office/Warehouse Building with 5 Docks, 1 Drive-in | 2 AC of Fully Fenced, Paved Concrete or Asphalt Parking | 28,000 SF Covered Loading Area | Rail Access vis Union Pacific Railroad | Heavy Power: 1,000 Amp, 3-Phase, 4-Wire | Convenient Access to I-270, I-170, Hwy 141, and Hwy 67 | Asking Price: $5,000,000; Asking Rent: $30,000/Month NNN

4201 West Morris Street, Indianapolis, IN 46241

10.12 AC | Ideal for Heavy Outdoor Storage | Perimeter Fencing | Automatic Gate | Power Hookups Throughout Yard | Class A Infrastructure, Including (10) 16’x14’ and (20) 10’x10’ Overhead Doors | Specialized Vehicle Wash Bay | Multi-Fuel Island | Close to I-65, I-70, I-465, Indianapolis Intl. Airport, and Global FedEx Hub | I-4 and C-7 Zoning Supports Wide Range of IOS and Commercial Operations

1950 Highway 42 South, McDonough, GA 30252

2.8 AC | 7,500 SF Shop | 3,000 SF Office Space on 2 Levels | 5 Drive-in Doors | 22’ Clear Height | Clear Span Warehouse | Minutes to I-75, New Bethlehem Road, and Highway 155 | 26 Miles to I-285 and 219 Miles to Port of Savannah

 

310 East Blanchard Road, Florence, SC 29506

5.7 AC | 11,550 SF Service Building with 1,700 SF Main Office, Secondary Office, and 10 Oversized Roll-up Doors | Over 5 AC of Graveled Outdoor Storage | Full Perimeter Fencing with Secure Electronic Gated Entrance | Site Lighting | 3-Phase Power | Existing Landing Strips | Close Proximity to I-95 with Direct Visibility from Highway | ASKING RENT: $4,500/AC/Month NNN

909 West Troy Avenue, Indianapolis, IN 46225

For Sublease | 5.23 AC | Fully Secured | Asphalt, Stone, and Concrete-Surfaced Yard | 3,200 SF Maintenance Facility with 2 Drive-in Doors | Exterior Lighting Throughout | 2 Points of Ingress/Egress | Within 3 Miles of I-465, I-65, and I-70

924 West Rialto Avenue, Rialto, CA 92376

5 AC | Secured Metal Gates | Video Surveillance | 30,000 SF Building with 7 Grade-Level Doors | 120/480 3-Phase Power | Close Proximity to I-10 and I-215

NEWS ROUNDUP

FINANCING: Cooper-Horowitz arranges $150M IOS aggregation facility financing. Cooper-Horowitz has secured a $150M loan for a portfolio owned by Center Capital’s Terminal Logistics IOS platform. The portfolio features 23 IOS properties located in 7 states and totaling 111.1 AC. Justin Horowitz, Ben Knopf, and Josh Tropper led the Cooper-Horowitz deal team. The Center Capital deal team included Jeremy Cohen, Jack McNamee, Ben Miller, and Max Reiter.

ACQUISITION: DAUM facilitates sale, leasing of 3.1 AC IOS in Phoenix for $4.6M. DAUM Commercial Real Estate Services has facilitated the acquisition of 2221 West Deer Valley Road in Phoenix, Arizona. The property was acquired by a California-based family office real estate investor. The property includes a 7,000 SF industrial building. Trevor McKendry, Chris Rogers, Nick Reinhardt, Beau Citron, and Nick Fajardo with DAUM represented the buyer in the transaction and secured a tenant for the property during escrow.

ACQUISITION: Bricktop Capital buys 4.15 AC IOS in Austin, TX, metro area. Bricktop Capital has acquired 1605 Century Street in Pflugerville, Texas. The property features 6,243 SF of industrial buildings. Karson Conrad and Tyler Markwood with Bates Real Estate facilitated the transaction. Will Hall and J. Bridger Gunderson with Stream Realty Partners are marketing the property for lease.

ACQUISITION: Jadian IOS buys 3.2 AC IOS in Fort Myers, FL. Jadian IOS has acquired 6180 Federal Court in Fort Myers, Florida. The property features a 13,500 SF industrial service facility. The Jadian IOS deal team included Justin Fletcher, Alex Stahl, and Daniel Schuchinsky.

LEASE SIGNED: Colliers leases 5.1 AC asset with IOS in Palm Beach Co., FL. Colliers has facilitated a 7-year lease for 403 Hilbrath Drive in Lantana, Florida. The property features 3.5 usable AC, as well as a 16,227 SF office/warehouse building. The rental rate is $10,000 per month NNN per AC. Anthony Cicio and Michael Falk with Colliers represented the landlord in the transaction.

PEOPLE MOVES: Alluvion Partners welcome Director of Investments. Kyle Weldon has joined Alluvion Partners as the company’s 1st employee. Kyle will serve as Alluvion’s Director of Investments, with a focus on sourcing and executing investment opportunities, overseeing acquisition efforts, and driving asset management initiatives. His previous experience includes roles at Dalfen Industrial and Newmark.

4201 West Morris Street, Indianapolis, IN 46241

10.12 AC | Ideal for Heavy Outdoor Storage | Perimeter Fencing | Automatic Gate | Power Hookups Throughout Yard | Class A Infrastructure, Including (10) 16’x14’ and (20) 10’x10’ Overhead Doors | Specialized Vehicle Wash Bay | Multi-Fuel Island | Close to I-65, I-70, I-465, Indianapolis Intl. Airport, and Global FedEx Hub | I-4 and C-7 Zoning Supports Wide Range of IOS and Commercial Operations

5515 Causeway Boulevard, Tampa, FL 33619

9 AC (±7 Usable AC IOS) | 635’ Frontage and Signage on Causeway Boulevard | Zoned “Commercial Intensive” | Quick Access to I-75, I-4, US-41, US-301, Selmon Expressway, Port Tampa Bay, and Downtown Tampa

428 High Country Drive, Summerville, SC 29483

±21.5 Useable AC (±38.95 AC Total) | Trophy-Quality Industrial Service Facility | ±17.9 AC Leased to Depot Connect Intl. | 32,750 SF of Improvements | Close to I-26, US-17 Alt, US-76, and Port of Charleston

 

3510 Sam Jones Expressway, Indianapolis, IN 46241

4.5 AC | High-Visibility, Paved Site with Phenomenal Signage Opportunities | 10,815 SF Truck Maintenance Facility with 7 Grade-Level 14’ Overhead Doors and 1 Grade-Level 8’ Overhead Door | Rare Infill Site Just Minutes from I-70, I-465, Indianapolis Intl. Airport, and Global FedEx Hub | I-4 Zoning (Allows for Outdoor Storage and Transportation Uses)

1111 Virginia Street, Mobile, AL 36604

2.3 AC Fenced Yard | 8,648 SF Building: 5,448 SF Office/Warehouse and 3,200 SF Covered Cross-Dock Area | 26 Doors Total: 15 Interior Dock-High Doors and 12 Exterior Covered Docks | Less Than 1 Mile from the Port of Mobile | Easy Access to I-10 and I-165

1336 Matzinger Road, Toledo, OH 43612

6 AC | Paved, Secured Yard with 50+ Truck and Trailer Parking Spaces and Drop-Yard Capability | ±10,140 SF Warehouse/Terminal Building with Efficient Office, Dock, and Operational Layout | ±6,000 SF Dedicated Truck Maintenance Facility with 4 Drive-in Service Bays | Close to I-75, I-280, and US-24 and Strong Connectivity to I-90, Detroit, Chicago, and Midwest Distribution Corridors

NEWS ROUNDUP

DISPOSITION: Dodge Real Estate Corp. sells 12 AC IOS in Jacksonville, FL, for $7M. Dodge Real Estate Corp. has facilitated the sale of 11950 Camden Road in Jacksonville, Florida. The buyer was Monomoy CRE, led by Christopher Tellone and CJ Clark. Dusty Dodge, Johnny Dodge, and Paul Shooster led the Dodge deal team in the transaction.

ACQUISITION: APEX IOS buys 5 AC IOS in Houston. APEX IOS has acquired 2626 Wilson Road in Houston, Texas. The property features a 51,250 SF warehouse. Alex Olshansky and Steve Ruimy led the APEX IOS deal team.

ACQUISITION: Jadian IOS buys 2.8 AC ISF in Atlanta metro area. Jadian IOS has acquired 7365 Graham Road in Fairburn, Georgia. The low-coverage industrial service facility (ISF) features an 18,560 SF industrial building. The Jadian IOS deal team included Matt Perlmutter, Sara Swift, Alex Stahl, and Daniel Schuchinsky.

DISPOSITION: JLL sells 2.45 AC IOS in Cleveland metro area. JLL has facilitated the sale of 7405 Industrial Parkway Drive in Lorain, Ohio. The property includes a 9,300 SF warehouse. Sam Everson and Donald Bain with JLL represented the seller in the transaction.

LEASE SIGNED: Newmark leases 7 AC IOS in Denver metro area. Newmark has facilitated the leasing of 9801 East 102nd Avenue in Commerce City, Colorado. The property features a 46,200 SF cross-dock truck terminal. Mike Viehmann, Mike Wafer, Michael Wafer Jr., and Reagan Todd with Newmark represented the landlord, Realterm, in the transaction. Marc Feldman with Stream Realty Partners represented the tenant, Outrider.

LEASE SIGNED: Lee & Associates leases 6.7 AC IOS in San Fran Bay Area. Lee & Associates has facilitated the leasing of 2348 Industrial Parkway West in Hayward, California. The property features a 23,000 SF cross-dock terminal and a 5,000 SF shop building. Craig Hagglund and Jeff Huberman with Lee & Associates represented the landlord, Layline LLC. Rusty Kigelman, Robert Ferraro, and Chris van Keulen with CBRE represented the tenant, Manheim.

FROM OUR PARTNERS

We Ran Yards Before We Wrote Code

Rig Hut wasn't built in a lab. Our founders operated 800+ truck parking spaces in South Florida, running the same Zelle-and-spreadsheet operation most yard owners are running today.

We built Rig Hut because the tools we needed didn't exist. Payments, inventory, reporting, access control, and marketing all purpose-built for truck parking. Not repurposed from self-storage. Not a marketplace taking 20% of your revenue. Your yard. Your data. Your brand.

And we never stopped building. When an operator asks for a feature, we don't add it to a backlog. We ship it, often the same week, sometimes the same day.

535 Macon Street, McDonough, GA 30253

IOS Redevelopment Site for Sale | ±17.07 AC | Currently: 451,791 SF of Industrial Facilities | Potential to Redevelop into ±130,000 SF Cross-Dock Facility with 10-14 AC of Trailer Storage | Abundant Heavy Power on Site | All Utilities Available | ±1.5 Miles to I-75 at Exit 216, ±23 Miles to I-285, and ±222 Miles to Port of Savannah

3975 York Street, Denver, CO 80205

3.72 AC | Infill Location with Future Redevelopment Potential | 100% Leased to Industrial Credit Tenant with BBB+ Rating | Stable 5-Year Cash Flow with Future Upside Potential | Function, Modern, Mission-Critical IOS Facility with Low Site Coverage | 2,850 SF Renovated Office with Mezzanine, 9 Drive-ins, Full Clear Span, and LED Lighting | Easy Access to I-70 and I-25 | Closest Equipment Rental Site to Downtown Denver

4305 Northwest 35th Street, Ocala, FL 34482

4.92 AC | 7,878 SF Building Ideal for Industrial Storage, Showroom Space, or Service HQ | Direct Access to I-75 | Current Owner/Occupant Is Open to Leaseback

315 South Tibbs Avenue, Indianapolis, IN 46241

3-22.7 AC Available | 8,014 SF Across 4 Buildings (Office and Shop) | Zoning Supports Heavy Industrial and Outdoor Storage Uses | Fully Configured IOS Site | Fenced, Secured, and Stabilized Yard (Stone and Asphalt Millings) | Site Improvements Underway | Ability to Accommodate Multi-tenant or Phased Occupancy | Available for Immediate Occupancy

1001 Herr Street, Harrisburg, PA 17103

21.68 AC (Divisible) | Secured, Fenced, and Lighted | 18,937 SF Warehouse/Shop with Drive-Through Capabilities | Well Configured for Drop Lot | Convenient to Both Norfolk Southern Harrisburg and Rutherford Intermodal Yards | Container Stacking Permitted | Easy Access to I-83, I-81, and PA Turnpike

2635 Bledsoe Lane, Las Vegas, NV 89156

4.73 AC | Partially Paved | Graveled | Electric Fence with Automatic Gates | 3-Phase Power | Utilities on Site | 6,000 SF Total Building (4,800 SF Warehouse and 1,200 SF Office) | 5 Miles to I-15

NEWS ROUNDUP

ACQUISITION: APEX IOS buys 6.6 AC IOS in Houston. APEX IOS has acquired 1029 Atascocita Road in Houston, Texas. The property features a 11,100 SF warehouse building. Alex Olshansky and Steve Ruimy led the APEX IOS deal team.

ACQUISITION: CanTex Capital buys 3.6 AC IOS in Fort Worth, TX. CanTex Capital has acquired 8900 Forum Way in Fort Worth, Texas. The property features a 20,268 SF industrial building and is leased to Elite Precision. Cole Collins with Marcus & Millichap facilitated the transaction.

DISPOSITION: Cushman & Wakefield sells 3.41 AC facility with IOS in Phoenix for $6.6M. Cushman & Wakefield has facilitated the sale of 724 East Southern Pacific Drive in Phoenix, Arizona. The property features a 44,335 SF heavy manufacturing facility with outdoor storage space. Will Groves, John Pompay, and Charlie Felix led the Cushman & Wakefield deal team in selling the property for the 2nd time in the last 6 months.

DISPOSITION: Matthews sells 1.73 AC IOS in Pensacola, FL. Matthews has facilitated the sale of 7481 North Palafox Street in Pensacola, Florida. The property features 5,879 SF of building space and is occupied by FleetPride. Jack Lenihan and Patrick Nolan with Matthews represented the seller. Danny Helms with National Title Group also assisted in the transaction.

LEASE SIGNED: Lober Real Estate leases 5.5 AC IOS in Palmetto, FL. Lober Real Estate has facilitated the leasing of 3927 US-19 in Palmetto, Florida. The property features a 23,000 SF industrial facility. Robbie Lober and Devin Beeler with Lober represented the landlord, Alterra IOS, in the transaction. Jason McCormick, also with Lober, represented the tenant, Rival.

LEASE SIGNED: Newmark leases 2.21 AC IOS in Denver. Newmark has facilitated the leasing of 13421 East 37th Avenue in Denver, Colorado. The property features a 9,800 SF industrial building. Mike Wafer, Michael Wafer Jr., and Mike Viehmann with Newmark represented the landlord in the transaction. Michael Harpole with CBRE represented the tenant, Diversified Truck Leasing.

FROM OUR PARTNERS

As experienced industrial operators, we understand the dynamics of IOS. Our high-leverage financing is built for speed and flexibility, backed by a relationship-driven approach that helps investors and operators execute their business plan.

2646 Metro Boulevard, St. Louis, MO 63043

For Sale and Lease | 4.84 AC | 26,734 SF Office/Warehouse Building with 5 Docks, 1 Drive-in | 2 AC of Fully Fenced, Paved Concrete or Asphalt Parking | 28,000 SF Covered Loading Area | Rail Access vis Union Pacific Railroad | Heavy Power: 1,000 Amp, 3-Phase, 4-Wire | Convenient Access to I-270, I-170, Hwy 141, and Hwy 67 | Asking Price: $5,000,000; Asking Rent: $30,000/Month NNN

6920 East Chelsea Street, Tampa, FL 33610

For Sale or Lease | 3.74 AC | Prime IOS and Build-to-Suit Opportunity | 10,000-40,000 SF Proposed Industrial Development Potential | Existing 5,160 SF Office Building Onsite (Owner-Occupied) | Outstanding I-4 Frontage | Immediate Regional Connectivity to I-275, US-301, Port Tampa Bay, and Greater Tampa Bay Market

5550 Poindexter Drive, Indianapolis, IN 46235

4 AC | Paved and Secured Yard | 24,146 SF Industrial Facility with Mix of Office, Warehouse, and Shop Space | Wash Bay with Oil/Water Separator | 1,200 Amp, 277/480V, 3-Phase Main Service | (2) 225 Amp, 208/120V, 3-Phase Panels | Prime East Indianapolis Location with Immediate Access to I-465, I-70, and I-69

924 West Rialto Avenue, Rialto, CA 92376

5 AC | Secured Metal Gates | Video Surveillance | 30,000 SF Building with 7 Grade-Level Doors | 120/480 3-Phase Power | Close Proximity to I-10 and I-215

5030 North Blackstock Road, Spartanburg, SC 29303

4.17 AC | Graveled and Fenced | 20’ Secured Electric Gate with Key Pad | Power and Water Onsite | Close to I-85 and I-26 | Asking Rent: $9,700/Month NNN

909 West Troy Avenue, Indianapolis, IN 46225

For Sublease | 5.23 AC | Fully Secured | Asphalt, Stone, and Concrete-Surfaced Yard | 3,200 SF Maintenance Facility with 2 Drive-in Doors | Exterior Lighting Throughout | 2 Points of Ingress/Egress | Within 3 Miles of I-465, I-65, and I-70

NEWS ROUNDUP

ACQUISITION: Realterm buys 24 AC IOS in Dallas-Fort Worth metro area. Realterm has acquired 1096 South I-45 Service Road in Hutchins, Texas. The property features a 24,200 SF fleet maintenance facility, a 12,000 SF warehouse and maintenance facility, and a 7,600 SF office building. The Realterm deal team included Ed Brickley, Joe Noon, Gianni Vissat, Glenn High, Brian Dowling, Jack Battles, Brennan Cascarano, Tommy Feeney, and Jack Devlin.

ACQUISITION: Alterra IOS buys 8.6 AC IOS in Phoenix metro area. Alterra IOS has acquired 4600 West Glendale Avenue in Glendale, Arizona. The property features 26,094 SF of building improvements. Liz Scott, Matt McNutt, and Charlie Totten led the Alterra IOS deal team. Joe Cosgrove with LevRose Commercial Real Estate facilitated the transaction.

DISPOSITION: Corepoint sells 2.39 AC IOS in Charlotte, NC. Corepoint Real Estate has facilitated the sale of 4241 Taggart Creek Road in Charlotte, North Carolina. The property features a 10,500 SF industrial building. The buyer was Catalyst Investment Partners. Marc Smouha and Daniel Levin led the Corepoint deal team.

DISPOSITION: Lee & Associates sells 2.17 AC IOS in Chicagoland for $2.95M. Lee & Associates has facilitated the sale of 3840 South Laramie Avenue in Cicero, Illinois. The low-coverage property includes a 15,170 SF industrial building. Dylan Maher with Lee & Associates of Illinois represented the seller, Iwema Excavating, in the transaction.

DISPOSITION: Matthews sells 2.12 AC IOS in Portage, MI. Matthews has facilitated the sale of 4311 Commercial Avenue in Portage, Michigan. The property features a 12,604 SF industrial building. Taylor Dintzner represented the seller and sold the property pre-market at 97% of the list price. The site formerly operated as Colony Hardware, which was acquired by White Cap in February.

LEASE SIGNED: DAUM leases 5.18 AC IOS in Inland Empire of CA. DAUM Commercial Real Estate Services has facilitated the leasing of 805 West Rialto Avenue in Rialto, California. The property includes 3 buildings totaling roughly 13,300 SF. Gus Andros with DAUM and Jerry Gillman with Sojka-Nikkel Commercial Realty represented the tenant in the transaction. Juan Gutierrez, Shy Assar, Ian Ozimec, and Braden Sprenger with Voit Real Estate Services represented the landlord, Stockbridge Capital Group.

6920 East Chelsea Street, Tampa, FL 33610

For Sale or Lease | 3.74 AC | Prime IOS and Build-to-Suit Opportunity | 10,000-40,000 SF Proposed Industrial Development Potential | Existing 5,160 SF Office Building Onsite (Owner-Occupied) | Outstanding I-4 Frontage | Immediate Regional Connectivity to I-275, US-301, Port Tampa Bay, and Greater Tampa Bay Market

5550 Poindexter Drive, Indianapolis, IN 46235

4 AC | Paved and Secured Yard | 24,146 SF Industrial Facility with Mix of Office, Warehouse, and Shop Space | Wash Bay with Oil/Water Separator | 1,200 Amp, 277/480V, 3-Phase Main Service | (2) 225 Amp, 208/120V, 3-Phase Panels | Prime East Indianapolis Location with Immediate Access to I-465, I-70, and I-69

Off-Market Deal in Milwaukee, WI

For Sale and Lease | Asking Price: $2,000,000 | Rental Rate: $15,000/Mo. NNN | ±4.28 AC of Concrete and Secured Parking with Exterior Lights, Electric Plug-ins, and Cameras | ±14,000 SF Maintenance Building (Renovated in 2014) Includes New Air Make-up System, Air Lines, Cranes, Oversized Overhead Doors and Office Space | Centrally Located ±5 Miles West of I-43 and ±5 Miles East of I-41/Hwy 45

5030 North Blackstock Road, Spartanburg, SC 29303

4.17 AC | Graveled and Fenced | 20’ Secured Electric Gate with Key Pad | Power and Water Onsite | Close to I-85 and I-26 | Asking Rent: $9,700/Month NNN

315 South Tibbs Avenue, Indianapolis, IN 46241

3-22.7 AC Available | 8,014 SF Across 4 Buildings (Office and Shop) | Zoning Supports Heavy Industrial and Outdoor Storage Uses | Fully Configured IOS Site | Fenced, Secured, and Stabilized Yard (Stone and Asphalt Millings) | Site Improvements Underway | Ability to Accommodate Multi-tenant or Phased Occupancy | Available for Immediate Occupancy

1865 Wren Turnpike, Gastonia, NC 28052

3.38 AC | Paved and Fully Fenced with 2 Access Gates | Renovations Underway Under New Ownership | 16,112 SF Warehouse with 14 Grade-Level Doors and 1,500 SF of Office Space | Close to I-85 and Highway 321 Interchange

NEWS ROUNDUP

ACQUISITION: Golden Lion brokers sale of 7 AC IOS in Charlotte, NC, to Jadian for $8.757M. Golden Lion Capital represented Jadian IOS in its acquisition of 3201 Rotary Drive in Charlotte, North Carolina. The property includes a 41,000 SF building. The Golden Lion deal team included Jack Wood, Jeff Feldman, Cole Scanlon, and Lyman Phillips.

ACQUISITION: Hyde Park Commercial buys 2 IOS properties in Texas. Hyde Park Commercial has acquired 2 IOS assets in Houston and San Antonio, Texas. Both properties are currently leased to MOC Products. Sameed Gagai, Christian Zyire Ardoin-Dural, and Milco Cipriani led the Hyde Park Commercial deal team. The properties are:

• 4518 Center Park Boulevard in San Antonio — 0.72 AC with a 9,900 SF warehouse

• 12406 Taylor Road in Houston — 1.3 AC with a 15,300 SF warehouse

ACQUISITION: IG Logistics buys 4.18 AC IOS in Dallas-Fort Worth Metroplex. IG Logistics, Imperium Capital’s industrial platform, has acquired 4200 Broadway Avenue in Haltom City, Texas. The property features 18,469 SF of industrial improvements and is currently leased to Blakeman Steel. Max Boruchov and Daniel Glaser led the IG Logistics deal team.

DISPOSITION: Kassin Sabbagh Realty brokers sale of 4.04 AC IOS in Tampa. Kassin Sabbagh Realty (KSR) has facilitated the sale of 519 Crater Lane in Tampa, Florida. The low-coverage property features a 22,000 SF office/warehouse building. The buyer was Faropoint. Emil Shabot, Jack Zalta, and Daniel Levine led the KSR deal team.

DISPOSITION: JLL sells 1.25 AC IOS in San Francisco. JLL has facilitated the sale of 2217 Revere Avenue in San Francisco, California. The property features a 7,400 SF warehouse. The JLL deal team included Erik Hanson.

LEASE SIGNED: Blokk CRE leases 3.5 AC IOS in Savannah, GA. Blokk Commercial Real Estate has facilitated the leasing of 5530 Export Boulevard in Savannah, Georgia. Jordan Kim with Blokk represented the tenant in the transaction. Sebastian Findlay with Colliers represented the landlord.

FROM OUR PARTNERS

47-94 North Dell Avenue, Kenvil, NJ 07847

45.3 AC Site with 58,090 SF of Warehouse and Vehicle Maintenance Space | Ability for Big-Box, Small Bay, and Low-Coverage IOS Redevelopment | Immediate Access to Major Highways | 1 Hour to NJ/NY Ports

3334 Memory Lane, Denton, TX 76027

±68 Contiguous AC | 2 Buildings | Multiple Covered Storage Areas | Stabilized Yard Area | 60’ Wide Easement and Road Internal | ±900 LF of IH-35E Service Road Frontage | No City Zoning — Maximum Use Flexibility | No Entitlement Required (Denton ETJ) | 35+ Years of Continuous Heavy Outdoor Use (Former Business: CTC Auto) | 15 Minutes to Alliance Texas via IH-35W | Asking Price: $7,000,000

7001 Gibsonton Drive, Gibsonton, FL 33534

5.27 AC (±4 Usable IOS AC) | ±19,000 SF of Improvements | Paved, Compacted, lit, Fenced, and Secured | Brand-New 6-Year Lease with WePower Signed 12/2025 | Direct Access to I-75, US-41, and US-301 | Excellent Connectivity to Tampa Metro

6195 North US-441, Ocala, FL 34475

3.5-7.25 AC | Graveled, Fenced, and Gated Yard | 3-Phase Power | Water Detention in Place | 7,625 SF Office/Warehouse Building with (6) 16’x18’ Overhead Doors | Multiple Points of Ingress and Egress | Close Proximity to I-75 and Other IOS Sites

4490 Bowman Industrial Court, Conley, GA 30288

4.67 AC | 8,533 SF Truck Repair Facility | Stabilized Yard | Fully Fenced with Barbed Wire | Gated Entrance | Exterior Lighting | Covered Service Canopy | Compressed Air-Lines | 3-Phase Heavy Power

11328 West Buckeye Road, Avondale, AZ 85323

12.15 AC | 30,352 SF of Building Space with 6 Grade-Level Doors and 1 Truck Well | Adjacent to Union Pacific Rail Line | Easy Access to I-10

DALLAS-FORT WORTH IOS BREAKDOWN WITH DAVID GUINN

Q&A WITH DAVID GUINN, DB2RE

What is the state of play within the DFW IOS market?

Everything is bigger in Texas — and the Dallas-Fort Worth industrial market is a perfect example of that. We’re fortunate to operate in what I believe is the best industrial market in the country. The amount of growth, capital, and tenant demand we’ve seen over the last several years is hard to replicate anywhere else.

You’ve got the highest population growth in the country, “Y’all Street” gaining real traction, and a massive pipeline of infrastructure and development projects, from the expansion at DFW Airport to billions of dollars being deployed across the Metroplex. That’s what is fueling the growth we’re seeing here. It’s constant, it’s real, and it’s happening at a scale most markets simply can’t match.

DFW has delivered an enormous amount of new industrial supply. Instead of breaking the market, it’s being absorbed. Vacancy has started to come down, leasing activity remains strong, and users continue to make real, long-term commitments to the market. At the same time, we’re building more data centers here than anywhere else in the country, which is creating an entirely new layer of demand from contractors, electrical companies, and supply groups that support that infrastructure.

IOS properties are a direct extension of that broader industrial ecosystem growth. When industrial and infrastructure scale like this, IOS demand follows.

From a DFW perspective, the last 12-18 months have really been a story of separation more than anything else.

We didn’t lose demand. We lost the margin for error.

There are still plenty of users out there (roofing supply, trucking, contractors, equipment rental), but they’re more selective, and capital is a lot more disciplined behind them. Investors are more in tune with the tenants’ specific needs and the buy boxes have adjusted accordingly.

Today, the difference between a good IOS site and an average one is obvious. Functional, high-quality sites in the right locations with real access and usable yard are smashing benchmarks on rate and time to occupancy. Everything else is taking longer to lease, getting pushed on pricing, or both.

At the end of the day, the reason DFW is such an incredible market to work in is the sheer size and scale of it. The Metroplex is larger than the state of Rhode Island, and our population here is larger than 39 states in the U.S.

Even after 11 years in this market, I still come across streets I’ve never seen before, and we’re uncovering new supply almost daily.

That’s why DFW works.

What trends are you noticing in your market over the last 12 months?

I’ve seen the goal post moved SIGNIFICANTLY on basis over last six months, particularly around the largest institutional investors’ acceptance of true replacement cost for high-quality mid-tier maintenance facilities. Example: Investor X buys an infill, vacant 20,000 SF building on 3 paved acres and leases it to United Rentals for $450,000 a year. Waits a year and a day and sells it for a 6.5% cap rate. Historically, investors would push back on that basis, asking, “Who will I sell it to next?” We’ve now seen multiple deals like this close since January.

It’s not groundbreaking new information that the supply (or, really, scarcity) of functional, high-quality, infill facilities like this is still the biggest constraint and driver of value in IOS right now. IOS isn’t hard because of capital interest. It’s hard because of zoning, entitlement friction, and cities not wanting it. That hasn’t changed, and it’s a big reason why good products continue to outperform and what credit tenants are flocking too.

It’s why you’re seeing cap rates on high-quality IOS leased to credit tenants, compressed to levels below just about any other asset class in DFW.

If you’re going to build new supply ground up, these projects are too small for GC’s compared to traditional class-A development. Not to mention, it takes a minimum of 18-24 months from start to finish to get through the process.  

But now the goalpost (acceptance of basis) has moved from an investor standpoint, and you’re starting to see something we really haven’t seen much of in the past — groups beginning to build IOS on a speculative basis. That’s already happening, and I think you’ll see more of it moving forward.

You keep referencing “quality sites” in relation to leasing. Help me understand the “WHY” behind what credit tenants are leasing here.

Let’s use equipment rental as an example. I recently spoke with a former Market Growth Officer from a large operator with 180+ locations, and the way they underwrite sites is very instructive.

They analyze major markets like DFW on a territory-by-territory basis, carving up the Metroplex so each sales rep has enough local density to hit their number while keeping hauling efficiency high. In Dallas, it’s not uncommon for a single location to support $40 million in original equipment cost (OEC) at roughly 70% utilization. That’s not an exact science, but it generally works out to about $10 million of OEC per acre — meaning these users are often looking for right around 4 acres of functional, paved yard. That same volume typically generates about $8 million in annual gross revenue. If they want to keep rent in the 5–5.5% range of gross revenue, that works out to roughly $33,500–37,000 per month in rent. That’s real “chunk rent,” and it explains why they’re willing to pay strong numbers for the right functional yard.

They look for buildings with at least four bays, 18-foot+ clear height (to service earthmoving equipment), and about 25% office. Highway frontage isn’t important - their customers don’t come to them. What matters most is solid ingress/egress and a smart site layout (building positioned front-to-middle with a loop so trucks can drive in one side and out the other).

They own only about 10% of their locations and lease the rest. Capital is better spent on fleet and people. They’ll take shorter three-year deals when needed, but they strongly prefer 10-year base terms with multiple extension options.

At the end of the day, it’s still a relationship business — but the decisions are very data-driven and investors are getting smarter on this and it’s why these types of sites always lease and lease quickly.

Have any new user types emerged in the DFW market?

• Data center / infrastructure construction companies / electrical-related users

  • The revenue of these companies has exploded in the last year and will continue to do so — their “chunk rent” acceptance has driven larger leases.

• More activity tied to fleet expansion and logistics support

• Continued demand from utilities and service-based businesses

The common theme is these are still operational businesses that require a yard. They are just becoming more specialized in how they use it.

Even after 15+ years in the space, we’re still coming across new IOS-driven users on a regular basis. That tells you more about the depth of demand than anything else.

Any notable transactions that you would like to share?

Going to keep this somewhat condensed and not give away too much information, but a few transactions really stand out and reflect where the market is today.

SALES

Project Delta IOS Portfolio Sale (DFW)

• 8 assets totaling ~44 acres

• ~100% leased

• Seller: CanTex Capital

• Buyer: Joey Dealz – Stockbridge

• Broker: Nick Murphy, Eastdil

Why it matters:
One of the first true IOS portfolio sales in DFW that helped establish real pricing benchmarks for scaled IOS. It created data points that others are already starting to follow.

4700 Singleton Blvd – Dallas, TX

• 46,800 SF on 4.7 paved acres

• NNN leased investment sale to Nucor Harris

• Buyer: Ambient Capital

• Seller: Four Corners Property

• Brokers: David Guinn & Philip Cherrick

10 Roads Express Portfolio – Nationwide across 10 states

• 12-site portfolio acquired directly from user

• Sites located throughout the U.S.

• Value-add lease-up strategy post-closing

• Buyer: Jadian IOS

• Broker – Chris Sipple and Wade Cox – IREP

• 2 sites in DFW – 4401 Deen Road and 1936 W Commerce Street are currently listed for lease with Davidson Bogel – contact David Guinn, Martin Grossman, or Philip Cherrick for more information.

Blue Dragon Portfolio – Texas

• 7-site IOS portfolio across Texas

• Buyer: Transport Properties

• Broker: Alex Wilson, Lee & Associates

1085 E Jarvis Rd – Saginaw, TX

• 15,000 SF on 60 paved acres

• NNN leased investment sale

• Buyer: Bricktop Capital

• Brokers: David Guinn, Austin Russell, Martin Grossman & Cameron Deptula – DB2RE

2320–2330 E Union Bower – Irving, TX

• Buyer: Ambient Capital

• Brokers: Kevin Santillaria & Chris Wong

2959 Irving Blvd & 9773 Harry Hines – Dallas, TX

• 2-asset portfolio sale

• 29,993 SF shop on 5.3 acres

• 17,400 SF building on 6.57 acres

• 100% leased

• Buyer: Dalfen Industrial

• Broker: Chris Wong, Partners

1301 E Wintergreen – Hutchins, TX

• 22,000 SF on 7.93 acres

• Long-term NNN lease in place

• Buyer: IOV

• Seller: Provident

• Broker: Elliot Dow, CBRE

LEASES

6800 S IH-45 – Wilmer, TX

• 103,000 SF on ~33 usable acres

• Single-tenant, 10-year lease to undisclosed infrastructure-related national credit user

• Landlord: Transport Properties

• Brokers: David Guinn & Martin Grossman

Why it matters:
Largest IOS lease completed in DFW history and a strong example of continued demand from infrastructure-related users for large-scale, functional IOS.

2909 E Abram Street – Arlington, TX

• 16.34 paved acres with 34,000 SF building

• National credit tenant

• Landlord: Alterra

520 E Oakdale Rd – Grand Prairie, TX

• 14,790 SF building on 10.71 acres

• National credit tenant

• Landlord: Triten

• Brokers: David Guinn, Martin Grossman, Chris Wong & Logan Weatherford

2414 Country Club Drive – Carrollton, TX

• 134,000 SF on 22 acres

• National credit tenant

• Landlord: Private

• Broker: Rich Young Jr. – Rich Young Companies

As we look ahead to the second half of 2026, what is your forecast for transaction volume and pricing?

We expect transaction volume to pick up modestly in the back half of 2026.

There’s still plenty of capital looking to get into IOS, but it’s more disciplined than it was a few years ago. Groups are focused on the right product and not forcing deals just to deploy capital. The highest-quality sites will continue to see cap rate compression, while overall transaction volume should remain steady.

From a pricing standpoint:

• Core, functional IOS should remain stable to slightly improving

• Fringe product will continue to adjust

The bigger picture is pretty simple: Demand isn’t the issue. Supply isn’t getting easier, and capital is getting smarter.

That combination should continue to favor well-located, functional IOS moving forward.

FOR SALE AND LEASE

5956 W Jefferson Blvd Dallas

9,600 SF Shop | 7.68 Acres Improved | Fronting IH Loop 12 

FOR LEASE

4700 Irving Blvd Dallas

56,782 SF Cross Dock Terminal | 6.96 Paved Acres | 76 Doors

Email Brokers

NEWS ROUNDUP

INVESTMENT: Marble Capital closes $5.5M preferred equity investment in Houston IOS. Marble Capital has announced the closing of a preferred equity investment in a 31 AC IOS property in Houston, Texas. The property includes a 69,732 SF crane-served building. The Marble Capital deal team included Yunus Jaffrey, Cameron Keel, and Michael Khourie.

ACQUISITION: Steel Peak buys 2.58 AC IOS in Denver metro area. Steel Peak has acquired 21250 East 31st Circle in Aurora, Colorado. The property features a 15,570 SF warehouse/office building. The Steel Peak deal team included Spencer Mikles, Blake Rodgers, Pasha Johnson, and Aaron Gill.

DISPOSITION: Marcus & Millichap sells 3.09 AC IOS in Durham, NC. Marcus & Millichap has facilitated the sale of 300 South Lasalle Street in Durham, North Carolina. The Marcus & Millichap deal team included Rory Shelby, Jake Vandenburg, Scott Gould, Christopher Biuso, and Spencer Koch.

ACQUISITION: Realterm buys 1 AC IOS in The Bronx. Realterm has acquired 935 Garrison Avenue in the Hunts Point submarket of the Bronx in NYC. The property features a 9,400 SF maintenance building. The Realterm deal team included Ed Brickley and Nick Dupuis.

LEASE SIGNED: CBRE leases 12 AC IOS in Lathrop, CA. CBRE has facilitated the leasing of 1850 East Louise Avenue in Lathrop, California. Ryan Davis, Tom Davis, Robert Taylor, and Ross Rudow with CBRE represented both the landlord, Prologis, and the tenant, Tesla. The Prologis deal team included Reid Lewis and Claire Wilson.

ACCOLADES: Justin Horowitz named to Power 100 List. Justin Horowitz, Senior Managing Director at Cooper-Horowitz, has been named to Commercial Observer’s Power 100 List. Justin is a pioneer in the industrial outdoor storage space, closing $1.7B in IOS transactions in 2025 alone. “’Rewarding’ is probably the right word to describe it,” Justin said. “It’s been really fulfilling to see people understand that IOS isn’t just a flash in the pan.”

FROM OUR PARTNERS

We Ran Yards Before We Wrote Code

Rig Hut wasn't built in a lab. Our founders operated 800+ truck parking spaces in South Florida, running the same Zelle-and-spreadsheet operation most yard owners are running today.

We built Rig Hut because the tools we needed didn't exist. Payments, inventory, reporting, access control, and marketing all purpose-built for truck parking. Not repurposed from self-storage. Not a marketplace taking 20% of your revenue. Your yard. Your data. Your brand.

And we never stopped building. When an operator asks for a feature, we don't add it to a backlog. We ship it, often the same week, sometimes the same day.

3334 Memory Lane, Denton, TX 76027

±68 Contiguous AC | 2 Buildings | Multiple Covered Storage Areas | Stabilized Yard Area | 60’ Wide Easement and Road Internal | ±900 LF of IH-35E Service Road Frontage | No City Zoning — Maximum Use Flexibility | No Entitlement Required (Denton ETJ) | 35+ Years of Continuous Heavy Outdoor Use (Former Business: CTC Auto) | 15 Minutes to Alliance Texas via IH-35W | Asking Price: $7,000,000

1031 68th Street, Baltimore, MD 21237

10+ AC | ±30,000 SF Warehouse with Oversized Drive-in Doors | Multiple Industrial Tenants | Heavy Industrial Zoning | Close to I-95, Baltimore Port, and Major Interstates

3829 North Nellis Boulevard, Las Vegas, NV 89115

4.81 AC | Leveled and Graded | All Utilities Accessible at Property Line | Property Frontage on Nellis Boulevard Next to Las Vegas Boulevard

6195 North US-441, Ocala, FL 34475

3.5-7.25 AC | Graveled, Fenced, and Gated Yard | 3-Phase Power | Water Detention in Place | 7,625 SF Office/Warehouse Building with (6) 16’x18’ Overhead Doors | Multiple Points of Ingress and Egress | Close Proximity to I-75 and Other IOS Sites

2069 Northeast 51st Place, Des Moines, IA 50313

5 AC | Fully Fenced and Gated Gravel Lot | Ideal for Trailer Parking and Material Storage | 2 Access Points | Good Access to Delaware Avenue and I-80/35 | Landlord Is Willing to Do Shorter-Term Leases

9850 New Berlin Road, Jacksonville, FL 32226

Up to 4.5 AC Available | Fully Fenced and Lighted Yard Stabilized with Crushed Rock | Gated Access on New Berlin Road | Electric and Water Available for Office Trailer | Reefer Plugs on Site

NEWS ROUNDUP

ACQUISITION: Alterra buys 5 AC IOS in Tampa metro area. Alterra IOS has acquired 3927 US-19 in Palmetto, Florida. The property features 27,500 SF of building improvements and is fully leased. Chris White and Morgan Specht led the Alterra deal team. Robbie Lober and Devin Beeler with Lober Real Estate facilitated the transaction.

ACQUISITION: Catalyst buys 3.95 AC IOS in Raleigh, NC, metro area. Catalyst Investment Partners has acquired 131 Tradition Trail in Holly Springs, North Carolina. The low-coverage property includes a 9,273 SF industrial service facility. Brandon Johnson and Kyle Earley led the Catalyst deal team. Will Krickovic with Soholux Realty facilitated the transaction.

ACQUISITION: Realterm buys 3.9 AC IOS in Chicagoland. Realterm has acquired 9655 Industrial Drive in Bridgeview, Illinois. The low-coverage property features a 28,985 SF maintenance facility and is currently leased to Carrier Corp. The Realterm deal team included Ed Brickley, Gianni Vissat, Joe Noon, Brennan Cascarano, Tommy Feeney, and Jack Devlin. Matthew Knafel with KWILL Real Estate represented Realterm in the transaction.

ACQUISITION: Zenith buys 2.35 AC low-coverage asset in Dallas-Fort Worth area. Zenith has acquired 2411 Minnis Drive in Haltom City, Texas. The property features a 23,603 SF building. The Zenith deal team included Vinh Thai and Peter Cannon. Jeff Jackson with NAI Robert Lynn facilitated the transaction.

ACQUISITION: Jadian IOS buys 2.4 AC ISF in West Palm Beach, FL. Jadian IOS has acquired 7201 Westport Place in West Palm Beach, Florida. The industrial service facility (ISF) features an 11,500 SF building. Matt Perlmutter, Sara Swift, Alex Stahl, and Daniel Schuchinsky led the Jadian deal team.

LEASE SIGNED: Jackson Cross Partners leases 2 AC IOS in Philadelphia area. Jackson Cross Partners has facilitated the leasing of 1401 Industrial Highway in Cinnaminson, New Jersey. The property features 2 buildings totaling 14,000 SF. Joe Lange with Jackson Cross represented the landlord, Alterra IOS, in the transaction. Sean Duncan with Cushman & Wakefield represented the tenant.

FROM OUR PARTNERS

Look for FORTA at the NAIOS conference in Atlanta on May 14th!

312 West Center Cross Street, Edinburgh, IN 46124

4.2 AC | 2 Buildings Totaling 19,490 SF | (4) Oversized Drive-in Doors | (1) Dock Door | Outdoor Storage with Compacted Stone/Millings Base | Located in Heart of Edinburgh with Immediate Access to I-65 and US-31 | SALE PRICE: $1,599,000

447 Washington Street, Pembroke, MA 02359

4.2 AC (±2.75 Useable AC) | 3,600 SF Building | Frontage on Route 53 | 2.6 Miles from Route 3 | 25 Miles to Boston | Outstanding Outdoor Storage Opportunity

16550 Racho Road, Taylor, MI 48180

5.03 AC | Fenced, Gated, and Lit | 10,825 SF Building with Office Space and 5 Grade-Level Doors | 2,400 SF Pole Barn | Quick Access to I-75, Telegraph, Dix-Toledo, and Fort Street

83 Gross Avenue, Edison, NJ 08837

1.87 AC | Graveled, Fenced, Lit, and Secured | 4,500 SF Warehouse with Office Space and 3 Drive-in Doors | Less Than 1 Mile to NJ Turnpike and I-287 | Direct Access to US-1, Outerbridge Crossing, Newark Liberty Airport, and Port of Newark

116 Railroad Way, Barnesville, GA 30204

5.05 AC | Fenced and Lit | 24-Hour Access Gate with Cameras | Prime Proximity to I-75 | Rail Spur from Norfolk Southern Approved for the Site

3201 CenterPoint Way, Joliet, IL 60436

10 AC | Immediate Access to I-55 and Proximity to I-80, Enabling Efficient Distribution Throughout Chicago Metro Area and Across National Freight Corridors | Reefer Pre-Trip Available | Chassis M&R On-Site | Container M&R On-Site | Mobile M&R Truck Support | Small-Scale Modifications/Customization Available | Finish Vehicle Options (Parking/Uplifting)

NEWS ROUNDUP

LAUNCH: Trade Properties launches with focus on industrial properties. Trade Properties is launching as a specialized investment sales and advisory firm focused on industrial, flex, logistics, and net lease RE. The firm’s strategy centers on targeted marketing to a curated network of buyers — including principals, 1031 exchangors, and net least investors — to drive stronger sale outcomes. Alongside nationwide investment sales, the firm will offer advisory services including leasing, sale-leaseback optimization, buyer representation, and development partnerships. Founded by brothers Chris Adams and Josh Adams, Trade Properties plans to operate through dual platforms: one focused on industrial and logistics assets and the other, Net Net Direct, dedicated to broad-market net least deals.

DISPOSITION: Panther Capital Group sells 5.4 AC in Orlando metro area. Panther Capital Group has facilitated the sale of 2078 Apopka Boulevard in Apopka, Florida. The property features a 12,687 SF industrial facility. The buyer was Patriot IOS. Hector Delgado and Gustavo Velez led the Panther deal team and are currently marketing the property for lease.

DISPOSITION: Kassin Sabbagh Realty sells 3.9 AC IOS in Houston metro area. Kassin Sabbagh Realty (KSR) has facilitated the sale of 23231 West Hardy Road in Spring, Texas. The property includes an 8,000 SF building and is currently leased to Jenkins Transport. The buyer was Center Capital Partners. David Warren and Emil Shabot led the KSR deal team in the transaction.

DISPOSITION: Rein & Grossoehme sells 1.9 AC IOS in Phoenix for $2,975,000. The Sheehan | Schumacher Industrial Team at Rein & Grossoehme CRE (R&G) has facilitated the sale of 878 West Illini Street in Phoenix, Arizona. The property features 2 shop/office buildings totaling 9,400 SF. Max Schumacher, Patrick Sheehan, and Jack Hansen with R&G represented both the buyer and the seller in the transaction.

FINANCING: JLL arranges $26M bridge loan for 7.75 AC IOS in Anaheim, CA. JLL Capital Markets has arranged bridge financing for 1477 North Jefferson Street in Anaheim, California. Peter Thompson, Kyle White, and Nick Englhard led the JLL deal team in securing the non-recourse, 3-year, floating-rate loan on behalf of North Palisades Partners.

PEOPLE MOVES: Truck Parking Club appoints new Chief Financial Officer. Truck Parking Club has added Victor Westerlund to the team as CFO. Victor’s previous experience includes roles at Verizon and Stax, where he served as Vice President of Finance. At Truck Parking Club, Victor will lead financial strategy and infrastructure development to assist the company in its next phase of rapid expansion. “Victor brings exactly the kind of experience we need at this stage of growth,” CEO Evan Shelley said.

FROM OUR PARTNERS

As experienced industrial operators, we understand the dynamics of IOS. Our high-leverage financing is built for speed and flexibility, backed by a relationship-driven approach that helps investors and operators execute their business plan.

47-94 North Dell Avenue, Kenvil, NJ 07847

45.3 AC Site with 58,090 SF of Warehouse and Vehicle Maintenance Space | Ability for Big-Box, Small Bay, and Low-Coverage IOS Redevelopment | Immediate Access to Major Highways | 1 Hour to NJ/NY Ports

2437 Randleman Road, Greensboro, NC 27406

FOR LEASE OR SALE | 5.74 AC (Divisible for Lease) | Fully Fenced with Secure Gate and Graveled Parking Area | Located Directly off I-40 Ramp | 3 Miles From Downtown Greensboro and 3 Miles from I-865 | Build-to-Suit Is Also Possible | SALE PRICE: $4,770,000 | RENTAL RATE: $5,250 AC/Mo. (NNN)

6100 Federal Boulevard, Denver, CO 80022

For Sale or Lease | 10,09 AC | Permitted for IOS | Fenced and Gated | 10,400 SF Warehouse and Covered Storage | 2,000 SF Office/Shop | Immediate Access to Denver’s Major Connecting Interstates, Including I-76, I-70, and I-25 | SALE PRICE: $10,100,000

1100 South Elm Street, Greensboro, NC 27406

3.5 AC | Graveled, Fenced, and Lit | Heavy Industrial Zoning | Easy Access to Downtown Greensboro, I-40, US-29, I-73, and I-85 | Heavy Industrial Zoning | RENTAL RATE: $4,250/AC/Mo. (NNN)

369-399 Old Water Works Road, Old Bridge, NJ 08857

4.43 AC | Milled, Fenced, and Secured | Close to NJ Turnpike, I-287, Newark Airport, and Port of Newark | SD3 (Industrial) Zoning — Permits Truck/Trailer, Van, and Car Parking and Maintenance; Heavy Equipment and Building Storage; Outdoor Storage Is Permitted by Right

6111 Sheriff Road, Capitol Heights, MD 20743

2.9 AC | Graveled, Fenced, Gated, Lit, and Secured | 1,600 SF Office Trailer on Site | Close to I-495 and Routes 50, 704, and 202 | 1.25 Miles from DC/Maryland Line | 4.6M SF of Industrial Product Within a 1-Mile Radius

IOS Market Deep Dive: Seattle, WA

Seattle remains one of the most strategically important industrial and logistics markets on the West Coast, benefiting from deep port infrastructure, population growth, and strong regional connectivity. The Seattle-Tacoma gateway serves as a primary point of entry for trans-Pacific trade, giving operators one of the shortest shipping routes from Asia into the United States.

TLDR

• Major West Coast gateway: Seattle remains one of the most important logistics gateways in the U.S., anchored by the Northwest Seaport Alliance, which handled 3.3 million TEUs and approximately $76 billion in waterborne trade in 2024.

• Metro growth: The Seattle metro surpassed 4.5 million residents in 2025, continuing one of the strongest population growth trends among major U.S. metros.

• IOS lease economics: Yard rates average roughly $0.40/SF/month, equivalent to approximately $17,400 per acre per month, with premium South Seattle sites reaching approximately $0.50/SF/month.

• Key submarkets: The largest IOS clusters are concentrated in Kent Valley, South Seattle, Auburn, Sumner, Pacific, and Tacoma.

• Supply dynamics: South Seattle remains one of the most supply-constrained IOS submarkets on the West Coast due to port proximity, zoning restrictions, and limited industrial land.

• Market outlook: Despite broader industrial softness and lower port volumes, IOS fundamentals remain resilient due to diversified tenant demand and limited new supply.

Market Overview

Seattle remains one of the most strategically important industrial and logistics markets on the West Coast, benefiting from deep port infrastructure, population growth, and strong regional connectivity. The Seattle-Tacoma gateway serves as a primary point of entry for trans-Pacific trade, giving operators one of the shortest shipping routes from Asia into the United States.

The region’s logistics foundation is anchored by the Northwest Seaport Alliance, which oversees cargo activity across Seattle and Tacoma. The port complex continues to rank among the most significant in the country, supporting tens of thousands of jobs and billions in annual economic activity. Seattle’s ability to move freight efficiently from ship to inland markets reinforces its strategic importance for industrial users.

Rail infrastructure adds another layer of competitive advantage. Recent intermodal improvements have increased speed and efficiency for cargo moving inland, strengthening Seattle’s connectivity to major Midwest markets. Combined with access to I-5, regional rail, and proximity to Seattle-Tacoma International Airport, the metro functions as a critical logistics hub for the Pacific Northwest.

Population growth continues to support industrial demand. The broader metro surpassed 4.5 million residents in 2025, with the urban core continuing to expand at an above-average pace. This growth drives demand for housing, infrastructure, services, and supply chain support, all of which contribute to increased IOS utilization.

The Puget Sound IOS market remains one of the most active in the country, with more than 1,000 tracked IOS properties across core submarkets. Activity is concentrated in South Seattle, Kent Valley, Auburn, and Tacoma, where industrial infrastructure and transportation access remain strongest.

IOS Market Fundamentals

Seattle’s IOS market remains resilient despite broader softness across traditional industrial product. Leasing activity has remained consistent over the past 18 months, supported by strong demand from core industrial users that depend on yard space for equipment, fleet storage, and operational flexibility.

The largest concentration of IOS inventory sits within the Kent Valley corridor, including Tukwila, Kent, and Renton. This submarket remains the region’s deepest IOS market by inventory volume and transaction activity. South Seattle follows closely behind but remains significantly more supply-constrained due to its immediate access to port infrastructure and dense urban infill conditions.

Outer submarkets such as Auburn, Sumner, Pacific, and Tacoma provide larger-format opportunities and lower relative pricing, making them attractive for users that need scale over proximity. Tacoma in particular continues to attract larger yard-intensive users due to more flexible zoning and larger parcel availability.

Tenant demand is diversified across several sectors. Equipment rental and construction-related users account for a large portion of activity, while transportation, logistics, and service-sector operators make up a significant share of the remaining demand base. This diversity helps insulate the market from volatility tied to any one sector.

While port-related tenant demand has softened, particularly among trailer storage and third-party logistics users, non-port-dependent occupiers continue to drive healthy absorption. This has helped keep vacancy stable and maintain leasing velocity across well-located properties.

Supply Constraints and Competition

Supply remains the defining theme across Seattle’s IOS market. Industrial-zoned land is extremely limited, particularly in infill locations near port infrastructure and major arterials. Municipal zoning restrictions and industrial land scarcity continue to make new IOS development difficult, reinforcing the value of existing sites.

South Seattle remains the tightest submarket due to its proximity to the port and limited redevelopment opportunities. Functional sites that are paved, fenced, secured, and operationally efficient remain highly competitive, often leasing quickly when brought to market.

Kent Valley continues to provide the greatest inventory depth, but competition remains elevated due to its strategic location between the port, airport, and major interstate corridors. Tacoma offers more flexibility and larger sites, but premium pricing remains concentrated in closer-in infill markets.

Lower-quality or unimproved sites are increasingly requiring capital upgrades to remain competitive, while better-positioned assets continue to maintain strong occupancy and pricing power.

The Bottom Line

Seattle’s IOS market remains one of the strongest and most strategically important in the Pacific Northwest. Deep port infrastructure, strong population growth, and constrained industrial land continue to support durable demand across multiple tenant categories.

While broader industrial fundamentals have softened and port activity has moderated, IOS assets continue to perform well due to supply scarcity and operational necessity. For investors and operators focused on infill industrial outdoor storage, Seattle offers long-term value supported by irreplaceable logistics infrastructure and resilient demand fundamentals.

Seattle - IOS Pros to Know

→ Try our resources for IOS pros:

NEWS ROUNDUP

ACQUISITION: IREP brokers $51.3M sale of 12-property IOS portfolio to Jadian. Industry Real Estate Partners (IREP) has facilitated the sale of a 12-property IOS portfolio. Totaling 61.2 AC and 150,000 SF across 10 states, the transaction represents one of the largest off-market IOS portfolio acquisitions completed in the US. The seller was 10 Roads Express. Chip Sipple and Wade Cox with IREP represented the buyer, Jadian IOS, in the acquisition. The Jadian deal team included Zachary Friedman, Sara Swift, Alex Stahl, and Daniel Schuchinsky. The properties in the portfolio are:

• 4086 East McCain Boulevard in Little Rock, Arkansas

• 6270 East 58th Avenue in Denver, Colorado

• 8420 Quebec Street in Denver, Colorado

• 2078 Lane Avenue North in Jacksonville, Florida

• 6713 Benjamin Road in Tampa, Florida

• 3510 Sam Jones Expressway in Indianapolis, Indiana

• 3321 Mike Collins Drive in Minneapolis, Minnesota

• 49 Obrien Road in Newark, New Jersey

• 311 Orville Wright Drive in Greensboro, North Carolina

• 2751 Red Lion Road in Philadelphia, Pennsylvania

• 1936 West Commerce Street in Dallas, Texas

• 4401 Deen Road in Fort Worth, Texas

ACQUISITION: Outpost buys 28 AC IOS in Houston metro area. Outpost has acquired 6750 Bender Road in Humble Texas. This is the company’s 3rd IOS site in the Houston metro. The property includes 61,000 of industrial buildings with 32’ eaves, 3-phase 480V power, and 3 overhead cranes (25, 10, and 5 ton). The yard supports 480 container and trailer spaces across concrete, asphalt, and gravel. The Outpost deal team included Rob Brandt, Dan Luo, Jessica Carralero, and Josh Neill.

ACQUISITION: Alterra buys 2.2 AC IOS in Boston metro area. Alterra IOS has acquired 186 South Washington Street in Taunton, Massachusetts. The property features 4,800 SF or building improvements. Sean Christman led the Alterra deal team. Matty Drouillard and Stephen Flynn with The Stubblebine Co. facilitated the transaction.

LEASE SIGNED: Lee & Associates lease 4.18 AC trailer parking yard in Inland Empire. Lee & Associates has facilitated the leasing of 8707 Mulberry Avenue in Fontana, California. Ian Armbruster, Tyler Plata, and Austin Hill with Lee & Associates represented both the landlord and the tenant in the transaction.

LEASE SIGNED: Cushman & Wakefield leases 2.14 AC IOS in Las Vegas. Cushman & Wakefield has facilitated the leasing of 2980 Marion Drive in Las Vegas, Nevada. The low-coverage property features an 8,062 SF industrial building. The Cuevas-Griffis Las Vegas Industrial Advisors team at CushWake represented both the landlord and the tenant. Jason Griffis represented the former, Outour Storage Investments, while Michael Scher represented the latter.

READ: SRS Industrial’s Q1 2026 DFW IOS report. Insights from Katrina Kieu and Joseph Cooper.

CURIOUS ABOUT DATA CENTERS?

Power. Land. Capital. Delivery. The high-signal event for the major players in Southeastern data center corridors. Get in the room here→ LINK

702 Anchors Street Northwest, Fort Walton Beach, FL 32548

3.44 AC | Highly Functional Mix of 8,700 SF of Warehouse Space and 3,120 SF of Office and Showroom Space | Convenient Access to Pensacola (38 Miles), Crestview (30 Miles), and Panama City (52 Miles) | Located Directly Between Hulburt Field and Eglin Air Force Base

6800 Quad Avenue, Baltimore, MD 21237

3.07 AC | Paved, Lit, Fenced, and Gated IOS Property | 3-Phase Power | All Utilities Onsite | Total of 11,630 SF: ±8,500 SF Warehouse with 17’-19’ Clear Heights and ±2,500 SF Canopy Building, Both with Cross-Dock Loading and Grade-Level Oversized Drive-in Doors Available | Close to I-95, I-895, Dundalk Marine Port, and Downtown Baltimore

1838 Vanderbilt Road, Birmingham, AL 35234

For Sale or Lease | ±9 AC | Fully Fenced, Gated, and Graveled | ±12,000 SF Maintenance/Repair Shop with Office, (3) 14’X16’ Grade-Level Doors | Trailer/Tractor Parking Capacity: 300+ Units | Zoned Heavy Industrial I-2 | Close to I-20, I-65, I-59, CSX Terminal, Airport, and Downtown Birmingham | Ready for Immediate Occupancy

14515 Northeast 87th Street, Redmond, WA 98052

0.53 AC | Fenced, Graveled, and Lit Outside Storage Yard | Power Available: (1) Outdoor 100a 480/277v 3-Phase Panel and (1) 225a 208/120v 3-Phase Panel of Optional Standby Power (Generator) on Site | Private Automated Vehicular Gate Access | Central Eastside Location with Easy Access to Willows Road and WA-520 | Proximity to Meta, Microsoft, and Amazon | Email Broker for More Info

IOS for Lease in the South of Boston Submarket

4.9 AC | IOS Storage | 40,000 SF Facility | Multiple Docks and Drive-in Doors | No Restrictions on Outside Storage or Operating Hours | Heavy Power | Located ¼ Mile from Highway | Less than 20 Miles to Boston

1336 Matzinger Road, Toledo, OH 43612

6 AC | Paved, Secured Yard with 50+ Truck and Trailer Parking Spaces and Drop-Yard Capability | ±10,140 SF Warehouse/Terminal Building with Efficient Office, Dock, and Operational Layout | ±6,000 SF Dedicated Truck Maintenance Facility with 4 Drive-in Service Bays | Close to I-75, I-280, and US-24 and Strong Connectivity to I-90, Detroit, Chicago, and Midwest Distribution Corridors

NEWS ROUNDUP

ACQUISITION: Alterra buys 5-property IOS portfolio in Colorado for $38.5M. Alterra IOS has acquired 5 IOS properties in Colorado in separate all-cash transactions. The 5 properties include a total of 128,000 SF of fully leased warehouse space on 36 AC. 3 of the properties are located in the Denver metro area, while 2 are in Colorado Springs. The acquisitions were made through the firm’s IOS Venture III fund. The Alterra deal team included Parker Pearson.

DISPOSITION: CORE Commercial Real Estate sells IOS in Social Circle, GA. CORE Commercial Real Estate has facilitated the sale of 351 and 469 Ronthor Drive in Social Circle, Georgia. The 16.76 AC property features 124,120 SF of improvements plus 7 dedicated AC of IOS. Jeremy Dupree with CORE represented both the buyer and the seller in the transaction.

DISPOSITION: Avison Young sells 5.6 AC IOS in Charlotte, NC. Avison Young has facilitated the sale of 1118 West Craighead Road in Charlotte, North Carolina. The property features a 37,335 SF industrial facility. Gray Gaines, Henry Lobb, Abby Rights, and Christopher Skibinski led the Avison Young deal team.

LEASE SIGNED: SRS Industrial leases 8 AC IOS in Orlando, FL. SRS Industrial has facilitated the leasing of 335 Central Florida Parkway in Orlando, Florida. Katrina Kieu, Joseph Cooper, Wayne Schuchts, and Brad Gibbs with SRS Industrial represented the tenant in the transaction.

LEASE SIGNED: Cushman & Wakefield leases 1.52 AC of IOS in Newark, NJ. Cushman & Wakefield has facilitated the leasing of 1.52 AC of IOS at 148 Doremus Avenue in Newark, New Jersey. 3 AC, including a 2,400 SF maintenance building, remain available for lease at the site. Jeff Volpi with CushWake represented the landlord in the transaction.

PEOPLE MOVES: Realterm hires Vice President, Capital Markets, to lead Middle East expansion. Realterm has announced that Danae Daniilidis has joined the firm as Vice President, Capital Markets, EMEA (Europe, Middle East, and Africa). Danae’s previous experience includes roles with BlackRock, Citi, and iCapital, where she served as Middle East Partner. In connection with the new role, Realterm will establish an office in the UAE.

FROM OUR PARTNERS

Look for FORTA at the NAIOS conference in Atlanta on May 14th!

2425 Cragmore Road, Winston-Salem, NC 27107

For Sale and Lease | 7.3 AC | Fenced, Graveled, and Gated | 15,500 Total RSF: 13,200 RSF Warehouse with 2,3000 RSF Office | 8 Dock-High Doors and 2 Grade-Level Doors | Close to I-40, I-74, and I-285

909-913 Professional Place, Chesapeake, VA 23320

6.6 AC | 28,700 SF Shallow Bay Warehouse and 2,300 SF Service Warehouse Paved, Fenced, and Lit IOS Yard Space | 100% Leased to 2 Tenants | 17 Total Loading Doors | 24’ Clear Height in Warehouse | Infill Port of VA Location | Close to I-64, I-464, and I-664

1190, 1307, 1813, 2161, 2327, and 2425 Colman Circle, Casper, WY 82601

39.05 AC | GMS and Centurion-Anchored Portfolio | 20.05 AC of Land for Development | Stabilized Outdoor Storage | Roll-up Grade-Level Doors | 10-Ton Cranes | Salt Creek Highway Frontage Along 1-25 with VPD | 4.7 Miles from BNSF Railway Trans-Load Facility and 7.7 Miles from Wyoming’s Only Intl. Airport

369-399 Old Water Works Road, Old Bridge, NJ 08857

4.43 AC | Milled, Fenced, and Secured | Close to NJ Turnpike, I-287, Newark Airport, and Port of Newark | SD3 (Industrial) Zoning — Permits Truck/Trailer, Van, and Car Parking and Maintenance; Heavy Equipment and Building Storage; Outdoor Storage Is Permitted by Right

6111 Sheriff Road, Capitol Heights, MD 20743

2.9 AC | Graveled, Fenced, Gated, Lit, and Secured | 1,600 SF Office Trailer on Site | Close to I-495 and Routes 50, 704, and 202 | 1.25 Miles from DC/Maryland Line | 4.6M SF of Industrial Product Within a 1-Mile Radius

83 Gross Avenue, Edison, NJ 08837

1.87 AC | Graveled, Fenced, Lit, and Secured | 4,500 SF Warehouse with Office Space and 3 Drive-in Doors | Less Than 1 Mile to NJ Turnpike and I-287 | Direct Access to US-1, Outerbridge Crossing, Newark Liberty Airport, and Port of Newark