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Industrial Outdoor Storage (IOS) refers to zoned commercial or industrial land used for storing trucks, trailers, containers, heavy equipment, pallets, construction materials and other large assets outdoors. IOS has become a major asset class as e-commerce and logistics demand continues to grow.

Demand is increasing due to the growth of e-commerce, last-mile delivery, port logistics and trucking operations. Companies need large outdoor sites for staging, parking and equipment storage, making IOS essential for modern supply chains.

Common IOS property types include:
• Truck parking lots
• Trailer and container yards
• Equipment storage lots
• Outdoor warehouses
• Cold-storage yards
• Car and food-truck parking lots
• Tank storage sites
• General outdoor storage facilities

IOS sites are typically used for:
• Truck terminals and fleet parking
• Trailer/container storage
• Construction equipment storage
• Pallet and material staging
• Vehicle parking for logistics and service companies
• Seasonal or overflow storage

When evaluating an IOS site for purchase or lease, focus on the following:

Core Site Features
• Wide drive aisles for truck circulation and maneuverability
• Grade-level drive-in access
• Fenced and secured perimeter
• Controlled access gates
• Stabilized surface such as asphalt, concrete, compacted gravel, stone, or millings
• Two points of ingress and egress for efficient truck flow
• Adequate lighting across the entire yard
• Security systems with cameras or on-site monitoring

Building Features (if applicable)
• Clear heights of 18 to 30 feet or higher
• Roll-up doors of 14 to 16 feet or higher
• Small to midsize warehouse space, usually 5,000 to 25,000 square feet

The best approach is to focus on logistics-heavy areas near highways, ports, rail corridors, and high-demand industrial zones. IOS opportunities include truck parking lots, trailer yards, and other stabilized outdoor facilities.

Many IOS sites are never publicly listed because supply is very limited. If you need help finding IOS space to lease or purchase, we can source on-market and off-market options that match your requirements.  Contact us to begin your search.

IOS rental rates vary by market, zoning, lot size, yard stabilization, access, and security features. A few general guidelines:
• IOS is leased on a per-acre basis, not per square foot
• Typical rates range from 2,500 to 18,000 dollars per acre per month
• Markets near ports, highways, and dense logistics hubs command premium pricing
• Fully improved sites with pavement, fencing, lighting, and two access points lease at the higher end
• Raw or unstabilized yards tend to lease at the lower end

Because IOS supply is very limited, pricing can change quickly. If you need current IOS rental rates for your city or metro, we can prepare a customized report.

IOS has become one of the most attractive real estate investment categories for several reasons:
• High demand from logistics, transportation, construction, and service operators
• Limited supply because of restrictive zoning and few development opportunities
• Lower capital expenditures compared to traditional industrial buildings
• Strong yields in land-constrained markets
• Reliable long-term cash flow and tenant retention

These factors make IOS a compelling long-term investment for both private and institutional buyers.

IOS supports large-scale, outdoor operations, unlike self-storage, which focuses on small personal units. Warehouses store goods indoors and require enclosed infrastructure, while IOS provides flexible open-air space for equipment, vehicles and high-volume logistics.