YardDogs -
Whether you’re already working in Industrial Outdoor Storage or just getting started, this guide will get you up to speed quickly.
Around here, we call ourselves YardDogs — the growing network of people shaping the industrial outdoor storage market from every angle. We’re the brokers walking sites before they hit the market, the investors underwriting yards others overlook, and the operators who know exactly what a tenant needs (and what’ll get flagged by zoning).
If you're in the business of Industrial Outdoor Storage, or want to be, this guide will get you up to speed. We’ll cover:
What an IOS property actually is
IOS Market Stats You Need To Know
Who uses it—and why
Key risks & considerations
IOS vs Other Asset Classes
Deals and Market Commentary
Throughout the below, you'll find links to past IOS YardDogs Market Analysis, Recent Transactions, and NAIOS Summit coverage (largest IOS Conference).
IOS DEFINITION
What Is Industrial Outdoor Storage?
Industrial Outdoor Storage (IOS) refers to industrial-zoned land primarily used for storing equipment, vehicles, containers, or bulk materials outdoors. These properties typically have minimal building improvements—often with less than 25% floor area ratio (FAR)—imagine a big beautiful yard with a small(ish) building. IOS sites play a critical role in supply chain and logistics planning, a few examples of uses include:
Fleet parking
Trailer storage
Container staging
Construction laydown
Overflow inventory
There are 3 classes of IOS sites: A, B and C… just like in school, A is more preferable than C.
MARKET STATS
IOS Market Stats You Need To Know
U.S. IOS Market Size: $200+ Billion
National Vacancy Rate for IOS sits around ~4%, compared to ~7% for traditional industrial
$1.7 Billion of Capital raised by IOS investors in 2024
👉 Read more: Check out the rest of the IOS stats you need to know
PROPERTY USERS
Who Uses IOS?
IOS properties support a wide variety of businesses that rely on secure, flexible, land-intensive space. This diverse tenant base makes IOS more adaptable and often easier to lease than many other asset classes. Example end users include:
Equipment rental companies (United Rentals, Herc Rentals)
Logistics and delivery fleets (FedEx, USPS contractors)
Contractors and subcontractors (construction, utility, infrastructure)
Materials and supply distributors (roofing, landscaping, concrete, steel)
Vehicle storage and upfitting (automotive fleets, electric vehicle staging)
Waste, recycling, and environmental services
Port-related and container storage operators
Specialty trades / commercial and residential services
CHALLENGES
Risks and Considerations
Industrial Outdoor Storage offers strong upside, but it comes with unique challenges worth understanding:
Zoning & Entitlements
IOS often requires heavier industrial zoning, and entitlements can be time-consuming or uncertain.Environmental Concerns
Poor drainage, previous site uses, and soil conditions can lead to costly environmental remediation or development delays.Tenant-Specific Improvements
Fencing, paving, lighting, and security upgrades are often tenant-driven — but they can become CapEx traps if not underwritten carefully.
👉 Read more: Check out our breakdown of CapEx drivers for IOS
COMPARED TO OTHERS
IOS vs. Other Asset Classes
IOS is a $200 Billion+ market that stands out due to record-low vacancy rates, resilient tenants, and locations. While sectors like student housing, self-storage, and single family rental have their strengths, IOS is still in the early innings of institutional investment—meaning there's plenty of room for growth before cap rate compression kicks in.
👉 Read more: Deep Dive on How IOS Stacks Up Among Alternative Real Estate Investments
MORE CONTEXT
Deals and Market Commentary
From large-scale portfolio sales to executive-level insights, the IOS market is gaining interest by the quarter.
Yard Grabs: These are major IOS portfolio sales or multi-site acquisitions that signal where capital is flowing.
👉 Check out recent IOS Portfolio Sales we’ve featured.NAIOS Summit Takeaways: At the 2025 Industrial Outdoor Storage Summit, leaders from across the industry shared what’s driving the next wave of IOS demand — from capital markets to the evolution of tenant requirements and exit strategy.
👉 Read our full NAIOS recap for key takeaways.
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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.