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.