Our Approach
We pursue IOS opportunities in infill and highway-adjacent locations where zoning and barriers to entry create lasting scarcity. These sites generate stable income today and preserve flexibility for future redevelopment or expansion.
Where We Focus
Strategic markets with strong infrastructure connectivity, tenant demand for truck parking or laydown yards, and limited supply of compliant outdoor storage sites.
Execution Levers
- Paving, lighting, fencing, and drainage upgrades
- Securing long-term leases with transportation and logistics users
- Stabilizing sites as cash-flowing assets with optionality for redevelopment
Proven Playbook
IOS has rapidly institutionalized as a niche within industrial real estate. We follow the proven model of upgrading underutilized land into stabilized, income-producing sites while maintaining the ability to reposition into higher-and-better uses over time.
IOS in Practice
Upgrading land into paved, fenced, and lit IOS facilities creates long-term stability while preserving optionality. These images reflect the modern IOS standard that institutional capital and tenants increasingly demand.
The Value of IOS
- Scarcity: Infill IOS is scarce due to zoning and permitting restrictions.
- Sticky Tenants: Trucking, logistics, and contractors often sign long leases for stable storage needs.
- Low Capex: Paving, lighting, and fencing upgrades create durable yield with limited construction risk.
- Optionality: Sites can later be redeveloped into higher-and-better uses while generating cash flow today.
IOS complements our Value-Add Industrial and Ground-Up Industrial strategies by combining near-term stability with long-term optionality.
IOS — FAQs
What types of tenants use IOS?
Logistics operators, trucking companies, contractors, and equipment storage users are the primary tenants.
Why is IOS scarce?
Zoning, stormwater, and permitting restrictions make compliant IOS sites rare in infill and suburban markets.
How does IOS fit into your platform?
IOS provides near-term cash flow with long-term redevelopment potential, balancing stability and upside.
Have a site that could be transformed into IOS?
Discuss IOS Opportunities