Investment Strategy
We underwrite to in-place income with conservative growth assumptions. Deal teams operate from local markets, not a screen, sourcing primarily off-market through brokers and direct seller relationships.
Light capital expenditure programs (paving, fencing, lighting, drainage, entitlement work) converted into durable rent growth. We operate IOS/ISF as the specialized product class it is, not as a residual industrial play.
Underwriting backed by an in-house database of 885+ transactions, 916+ lease comparables, and live operating data from 120+ truck parking locations — visibility no scattered private operator can replicate.
Industrial outdoor storage and service facilities form the connective tissue of modern logistics: the yards, depots, and light-industrial sites where containers, trailers, equipment, and construction materials are staged, serviced, and stored between the port, the warehouse, and the job site.
Despite housing the operations of nearly every Fortune 500 logistics tenant, the asset class remains roughly 95% owned by private operators. Zoning is increasingly restrictive; new supply is effectively capped in the corridors that matter.
The result is a durable spread between replacement cost and intrinsic value, and a fragmented ownership base ready to transact with credible institutional capital.
We identify acquisitions through broker relationships and direct seller outreach across 27 target markets in five regional clusters.
In-house underwriting and diligence team delivers a non-binding letter of intent within one week of NDA execution.
Environmental, title, survey, and zoning review run in parallel with appraisal and financial confirmation.
We close with committed institutional equity. No contingent capital raises, no syndication risk.