Baltimore saw strong IOS transaction activity in 2025, with 60+ trades tracked. Activity was concentrated around the region's key logistics corridors — particularly south and east of the city — reflecting continued investor demand for well-located outdoor storage assets. Deal sizes ranged widely, with several trades north of $10M signaling that institutional capital is increasingly active in the market. With an average sale price of ~$5M, Baltimore continues to offer a compelling entry point relative to coastal gateway markets.

IOS ownership remains highly fragmented in Baltimore, with Investor ownership representing <15% of the market.

The Port of Baltimore is one of the engines behind the region's logistics story and a major draw for tenants. In 2025, the port moved 50 million tons of cargo worth $65.6 billion — its second-best year ever — fueling roughly $70 billion in economic activity.¹ On top of that, the 130-year-old Howard Street Tunnel is getting an upgrade that will allow double-stacked container trains to run between Baltimore and Philadelphia and beyond, adding an estimated 160,000 containers per year and thousands of new jobs.²

Geographically, Baltimore is well positioned: more than a third of the U.S. population is within an overnight drive, and the convergence of I-95, I-70, and I-83 connects the region to major Northeast, Mid-Atlantic, and Midwest markets with ease. BWI Thurgood Marshall Airport layers on additional reach serving companies like Amazon Air, FedEx, DHL, and UPS.³ Baltimore checks a lot of boxes for anyone evaluating supply chain-driven real estate along the East Coast.

Jim Chivers, Gold & Company:
“The Baltimore industrial market continues to have rock-solid fundamentals, driven by its ability to connect users across the Northeast and Midwest via rail, road, and port infrastructure. Its proximity to Washington, D.C. also creates a compelling alternative for government contractors seeking more cost-effective solutions. We continue to see aggressive interest from tenants, owner-users, and investors in IOS, reinforcing Baltimore’s role as a critical logistics chokepoint that isn’t going anywhere.”

William McCullough, Gold & Company:
“The Baltimore IOS market continues to show strong pricing and institutional-grade demand. Lease rates initiated between 2022 and 2025 have averaged $6,000–$8,000 per acre per month, with top-tier locations like Tradepoint Atlantic exceeding $10,000 per acre. Land values in core submarkets typically range from $1M to $1.5M per acre, with more affordable opportunities in areas like Curtis Bay and the outskirts of Middle River. Income-producing IOS assets with functional improvements are generally trading between 6.5% and 7.5% cap rates, with Class-B product trending closer to 7.5%–8%. Notably, roughly half of recent leases have been driven by port-related users, and we’re now seeing incremental demand tied to data center infrastructure expanding out of Northern Virginia, supporting users in construction equipment and battery storage.”

Please reach out to Jim Chivers and Will McCullough for more information on the below.

FOR SALE: A heavy industrial outdoor storage property at 1031 68th Street in Baltimore, MD is available for sale, featuring over 10 acres of cleared and rentable land with multiple tenants in place. The site includes approximately 30,000 SF of building space, oversized drive-in doors, and MH-IM zoning, supporting a range of industrial and logistics uses. Located near I-95 in East Baltimore, the property offers strong connectivity for port-driven and industrial users.

FOR SALE: A 16+ acre waterfront industrial outdoor storage opportunity at 1935 & 1999 Chesapeake Avenue in Baltimore, MD is available for sale, comprising two income-producing parcels. The site features M-1 maritime industrial zoning, a ±400’ bulkhead, and long-term land and bollard leases supporting energy and auto-related tenants. Located within the Fairfield Maritime Industrial District, the fully paved and secured property offers rare port-adjacent scale and functionality.

FOR SALE: A ±19.13-acre industrial property at 11054 Red Lion Road and 11052 Pulaski Highway in White Marsh, MD is available for sale, featuring two parcels with ±53,000 SF of warehouse space. The site offers dock and drive-in access, three-phase power, and ML zoning that permits outdoor storage, supporting a range of industrial and IOS users. Located near I-95 and I-695, the property provides strong connectivity across the Baltimore region for logistics and service-oriented operations.

FOR SALE: A ±10.4-acre industrial land opportunity at 11350–11420 Red Lion Road in White Marsh, MD is available for sale, comprising three parcels in the East Baltimore County industrial submarket. The site is zoned ML and permits outdoor storage, with potential to support up to ±60,000 SF of building coverage. Located near I-95 and Pulaski Highway, the property offers strong access for industrial and IOS users seeking scalable yard and development flexibility.

FOR SALE & LEASE: A ±2.09-acre industrial outdoor storage property at 1526 E Joppa Road in Towson, MD is available for sale or lease, featuring a ±6,100 SF maintenance building. The site offers four drive-in doors, 20’ clear height, and business roadside zoning, supporting a range of service and industrial users. With immediate access to I-695, the property provides strong connectivity across the Baltimore metro for contractors and fleet-based operations.

Please reach out to Brian Siegel, SIOR for more information on the below.

FOR LEASE: A ±14,314 SF industrial service facility on 1.51 acres at 1003 N. Kresson Street in Baltimore is available for lease, featuring seven oversized drive-in doors and outdoor storage. The property is zoned I-2 and offers a functional layout suited for contractors, fleet operations, and distribution users seeking efficient yard space. Its proximity to I-95, I-895, and the Port of Baltimore provides strong connectivity for logistics and port-driven tenants.

FOR LEASE: A 7,200 SF industrial service facility on 1.5 usable acres of IOS at 4764 Clifton Road in Temple Hills, MD is available for lease, with demolition underway to enhance the site’s functionality. The property features six drive-in doors, 17’ clear height, and a secured, paved yard well-suited for contractors and fleet-based users. Located with direct access to I-495 and I-95, the site offers strong connectivity to the broader D.C. and Baltimore logistics corridors.

FOR LEASE: A 12,293 SF industrial property on 2.19 acres at 4601 Lydell Road in Cheverly, MD is available for lease, featuring a mix of office and warehouse space. The site includes over 1 acre of fully paved, fenced, and lit IOS, along with two dock doors and one oversized drive-in, supporting a range of industrial users. Located just minutes from Route 50 and the D.C. line, the property offers strong access to key transportation corridors serving the greater Washington, D.C. market.

FOR LEASE: A 1–5 acre industrial outdoor storage opportunity is available at 9104 Pulaski Highway in Middle River, MD, offering flexible yard configurations for users seeking build-to-suit potential. The site features multiple gated access points, partial fencing, and high visibility along Pulaski Highway, supporting a range of outdoor storage and industrial uses. Located near I-695 and just minutes from the Port of Baltimore, the property provides strong connectivity for port-driven and logistics-oriented tenants.

Jim Chivers
Senior Vice President
[email protected]
Mobile: +1 443 928-7522

Will McCullough
Vice President
[email protected]
Mobile: +1 410 292-2985

Brian Siegel, SIOR
Executive Vice President
[email protected]
Direct: +1 410 319 2410

Gravatos - Industrial Outdoor Storage Data Intelligence Platform. (Link)
1. WMAR-2 News — Port of Baltimore has its second-best year ever (Link)
2. Expansion Solutions Magazine — Thriving Port of Baltimore Helps Maryland Grow as e-Commerce, Logistics Hub (Link)
3. AFCO Properties / BWI Airport — BWI cargo concourse (Link)