YardDogs -
On paper, it looked perfect. Satellite view was clean. Location worked. But the reality? That’s where a lot of industrial outdoor storage (IOS) sites fall apart. There’s a reason “it’s just land” makes most IOS folks cringe. Because so many of us have seen it: a site looks clean and functional from the aerial… but when you get boots on the ground, it’s full of problems.
The layout doesn’t work. Drainage is a mess. There’s a light pole in an inconvenient spot.
This week, we're uncovering three of the biggest things that can make an IOS site basically unusable—none of which show up in most marketing flyers or online maps.
LOOKS GOOD ON GOOGLE MAPS
The 3 Issues You Might Not See on an Aerial
1. Poor Access
Everything can check out on paper—zoning, size, surfacing—but if trucks can’t get in and out easily, forget it.
A few of the common issues:
Driveway too narrow, or too steep off the main road
No way for a truck to turn around inside the site
Curb cut doesn’t line up with how the site is supposed to flow
Shared access where a neighbor who can block the entrance
We’ve seen good properties sit on the market way too long just because of an awkward entrance. Doesn’t matter how many acres it has if a driver has to back in from the street.
Sometimes it’s fixable—but often it isn’t. And tenants will move on fast if the site doesn’t work for their operations.
2. Yard Obstructions
What looks like clean, open storage space in a drone photo can end up being anything but when you walk it.
We’ve come across:
Utility boxes and poles in the middle of the yard
Septic mounds that can’t be built or parked on
Concrete pads or old foundations buried under gravel
Retention basins, fencing, or landscaping that cuts into usable area
There’s a big difference between gross acreage and what a tenant can actually use. Especially if they’re parking trailers or staging materials that require wide, clear space.
It’s worth repeating: you can’t always tell from a map how a yard actually functions. Sometimes you have to see how vehicles will move and how much space is truly open.
3. Slope and Drainage
This is the one that surprises people the most—because you usually don’t see the issue until it rains.
Even a gentle slope can:
Push water toward building entrances or office trailers
Leave standing water in key storage areas
Make forklift use impossible in certain spots
Make truck access difficult or impossible
We know of a site that looked perfect on a sunny day… and had a literal moat around it after a quick summer storm.
On the flip side, some of the best-performing yards we’ve seen aren’t the prettiest—but they drain well and stay functional in various weather conditions.
Other Curveballs We've Seen
These aren’t as common, but they do pop up and are worth mentioning:
Old tanks or buried debris under the surface
Encroachments on neighboring property (or vice versa)
Environmental headaches from a prior use
Neighbors who complain the second a truck pulls in
Bottom Line
It’s easy to fall in love with an aerial. But it’s important to remember that this is a ground game.
Before you underwrite it, market it, or try to lease it—ask yourself:
Can a 53’ trailer get in and out without a 12-point turn?
Is the whole site actually usable, or just technically part of the parcel?
Where does the water go when it rains?
If you’ve been burned by a “looks great online, total mess in person” site—we’d love to hear the story. Shoot us a note at [email protected].
New to IOS?
Start with our guide: What is Industrial Outdoor Storage?
Got Deals?
Get your listings in front of the right people! If you have an IOS sale or lease listing (or something else you want to highlight), just shoot us an email at [email protected] and we’ll make sure it reaches the right audience.
Disclaimer: The authors of IOS YardDogs are not finance or tax experts. We love big yards, small buildings. This email is for educational uses and is not financial / investment advice. Please conduct independent research and consult with industry professionals before making financial or investment decisions. Our content, which may contain affiliate links, is subjective and not to be used as the only basis for such decisions. We are not responsible for any losses from relying on this information.