Industrial Outdoor Storage

Niche yards for trucks, trailers, and containers. We acquire them, improve them, and operate them.

The asset class

What is IOS?

Industrial Outdoor Storage (IOS) refers to industrial sites used primarily for outdoor uses—truck and trailer parking, container storage, equipment yards, contractor yards, and building-materials staging. These properties serve the logistics, construction, and industrial-services tenants that keep supply chains moving.

IOS is structurally scarce. Industrial zoning that permits outdoor storage is increasingly difficult to entitle, and infill parcels near major infrastructure cannot be recreated. That scarcity, combined with strong tenant demand and NNN lease structures, drives durable cash flow and long-term value.

Blok Capital sources, acquires, improves, and operates IOS assets as a vertically integrated owner-operator and co-GP—bringing the same in-house discipline that powers our multifamily platform to a complementary, supply-constrained asset class.

Acquisitions
Sourcing 3+ acre Industrial Outdoor Storage sites in top US MSAs, near major highways, ports, and rail infrastructure.
Entitlements & Zoning
We target industrial zoning with outdoor storage as a permitted use—rights that are difficult to recreate and create durable value.
Site Development & Renovation
Yard improvements, paving, fencing, lighting, drainage, and grade-level access executed with our in-house construction discipline.
Leasing & Tenant Mix
Truck and trailer logistics, container storage, equipment rental, building materials, and waste & environmental services.
Asset & Property Management
NNN lease administration, annual escalations, compliance, and hands-on operations through our integrated platform.

Aerial view of a container terminal — Ports & infrastructure

Stacked shipping containers in a storage yard — Container storage

Trailer yard with parked trailers and site equipment — Trailer yards

Fenced industrial lot lined with containers — Fenced sites

Truck parked on a paved outdoor storage lot — Truck parking

What is IOS?

Outdoor industrial land that cannot be recreated.

Scarce zoning, infill sites near highways, ports, and rail, and NNN tenants that keep supply chains moving.

Acquisition criteria

What we target

3+ acresGrade-level sites
$3–25MAssets or portfolios
Top MSAsNear major infrastructure
1–10+ yrsNNN, 2%+ escalations
IndustrialOutdoor storage permitted
CleanUST compliant

Our IOS process

01SourceOn and off market
02UnderwriteZoning, leases, environment
03AcquireMove without a financing contingency
04ImproveYard, fence, drainage
05OperateNNN oversight, active tenants

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Investors

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When you partner with Blok Capital, you are working with a team focused on protecting your capital, generating dependable income, and building durable wealth.

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