2026 IOS Starts Hot: $111M Multi-State Portfolio Trade + Platform Expansion
The IOS sector kicked off 2026 with a $111M multi-state portfolio sale to Realterm, Alterra's 11-property acquisition, and multiple infill IOS buys across Denver, Houston, and Tampa.
2026 IOS Starts Hot: $111M Multi-State Portfolio Trade + Platform Expansion
The industrial outdoor storage sector started 2026 with a tight but meaningful set of **publicly disclosed** deals, highlighted by a **$111M multi-state portfolio sale**, continued **platform portfolio expansion**, and multiple **infill IOS acquisitions + small-bay/IOS-adjacent leasing**.
📍 **MAJOR PORTFOLIO TRANSACTION**
**MULTI-STATE (Sunbelt) – $111M | 22-property IOS portfolio sale**
**Jan 21, 2026 | Axis Partners + Sweetwater Holdings → Realterm**
Axis (with Sweetwater) announced the sale of a 22-property IOS portfolio to Realterm; the process was arranged by Eastdil Secured (team led by Nick Murphy).
**Buyer:** Realterm
**Seller:** Axis Partners (partnered with Sweetwater Holdings)
**Advisor / Intermediary:** Eastdil Secured
**Deal team:**
- Crawford Arnold (Axis Partners)
- Nick Murphy (Eastdil Secured)
🚀 **ALTERRA IOS EXPANSION CONTINUES**
**MULTI-STATE – 11-property IOS portfolio acquisition (10-state footprint)**
**Jan 5, 2026 | Alterra IOS**
Alterra announced the acquisition of 11 IOS properties totaling **31.6 usable acres** and **206,000 SF** of warehouse space, fully leased to a national equipment rental tenant.
**Buyer:** Alterra IOS
**Deal team:**
- Mark Gannon (SVP, Acquisitions, Alterra IOS)
🏢 **SINGLE-ASSET IOS ACQUISITIONS**
**DENVER, CO – $3.27M | 2.07-acre IOS acquisition**
**Jan 14, 2026 | Steel Peak | 4600 Monaco St**
Steel Peak acquired a 2.07-acre IOS property with a **16,858 SF** industrial building.
**Buyer:** Steel Peak
**Deal team:**
- Blake Rodgers (Steel Peak)
- Pasha Johnson (Steel Peak)
- Mike Viehmann (Newmark; buyer representation)
- Doug Viseur (CBRE; seller representation)
- Nic Carter (CBRE; seller representation)
**HOUSTON, TX – IOS acquisition | 10701 Todd St (2.68 acres / 23,508 SF)**
**Mid-Jan 2026 | Dalfen Industrial**
Dalfen announced the acquisition of an IOS site at 10701 Todd Street.
**Buyer:** Dalfen Industrial
**Deal team**:
- John Lettieri, CFA (Dalfen; credited on execution)
- Kyle Weldon (Dalfen; credited on execution)
- C.E. “Trey” Erwin III, MBA, SIOR (leasing contact)
- Joshua Carl (leasing contact)
**TAMPA, FL – 3.2-acre industrial service facility acquisition**
**Mid-Jan 2026 | Jadian IOS**
Jadian posted the acquisition of a 3.2-acre industrial service facility in Tampa.
**Buyer:** Jadian IOS
**Deal team:**
- Justin Fletcher
- Alex Stahl
- Daniel Schuchinsky
📋 **SALE TRANSACTION (IOS)**
**ODESSA, FL – $5.65M | 27,300 SF IOS sale | 11805 State Road 54**
**Jan 12, 2026 | Traded**
**Buyer:** Georges De Boutiny
**Seller:** Jeffrey Sherman
**Seller’s rep:** Jason McCormick
📋 **LEASE TRANSACTIONS (IOS-ADJACENT FLEET/OPERATOR USE CASE)**
**SOUTH PLAINFIELD, NJ – 4,500 SF leased (two deals) | 100 Ryan Street (now 100% leased)**
**Jan 14, 2026 | Bussel Realty Corp. (BRC)**
Two leases totaling 4,500 SF: **Superior Wash (1,500 SF)** and **Univista LLC (3,000 SF)**.
**Landlord:** Ryan 100 Holdings
**Tenant(s):** Superior Wash; Univista LLC
**Deal team:**
- Michael Costa (BRC; represented both tenants)
- Steve Bussel (BRC; represented landlord)
- Nicholas Spadavecchia (media contact on release)
📊 **WEEK IN REVIEW – Key Takeaways**
✓ **Portfolio liquidity is real:** $111M multi-state IOS portfolio sale sets the tone for early-year capital flows.
✓ **Platforms still stacking:** Alterra continues multi-market portfolio aggregation (11 assets).
✓ **Infill IOS stays active:** Denver + Houston + Tampa announcements show continued focus on functional, well-located yards.
✓ **User demand isn’t slowing:** Fleet/operator-adjacent leasing in NJ remains tight enough to drive full lease-up.