$400M, 99 sites and 11 IOS moves across two weeks
Alterra IOS set the scale for this two-week window with a $400 million portfolio refinancing across 99 properties. Eleven capital, transaction and leasing moves stretched from Portland and Austin to Northern New Jersey and Central Florida, while new user requirements sharpened the read on…
IOS Market Pulse: July 10-23, 2026
Alterra IOS set the scale for this two-week window with a $400 million portfolio refinancing across 99 properties. Eleven capital, transaction and leasing moves stretched from Portland and Austin to Northern New Jersey and Central Florida, while new user requirements sharpened the read on functional yard demand.
The Headliner: Alterra's $400M Portfolio Refinance
Alterra IOS closes a 99-property equity-pledge facility
Alterra IOS secured portfolio-level financing across 27 states without traditional asset-level mortgages. The structure covers a national portfolio that has acquired more than 495 sites and gives the platform flexibility to finance fragmented, multi-state holdings at scale.
- Total Facility: $400 million
- Portfolio: 99 IOS properties across 27 states
- Scale: 551 usable acres | Nearly 2.1 million SF
- Lenders: Truist, $225 million | KeyBank, $175 million
- Borrower Team: Scott Whittle, Chief Financial Officer, and Kate Mooney, Senior Associate, Alterra IOS
- Lender Team: Nadia Mahmoud, Managing Director, Truist; Joshua Mayers, Senior Vice President, KeyBank
Major Acquisitions and Sales
Union, New Jersey: Ridgecut Road acquires 1200 Springfield Road
Ridgecut Road bought the 4.8-acre Northern New Jersey IOS facility for $21.7 million. The property includes a recently renovated 18,500-square-foot service building and sits near the Garden State Parkway, Route 22, Interstate 78 and Port Newark-Elizabeth.
- Seller: RCG Realty LLC
- Buyer Lead: Scott Shalek, Principal, Ridgecut Road
- Seller and Brokerage Team: Jordan Metz, Benito Abbate and James Friel, Bussel Realty Corp.
- Financing Team: Michael Klein and Max Custer, JLL
Portland, Oregon: Pacific IOS Ventures enters Rivergate
Pacific IOS Ventures acquired 10001 N. Rivergate Boulevard, a 15-acre industrial property and its first acquisition under the Pacific IOS Ventures banner. The deal gives the platform a sixth asset after a five-property, roughly 60-acre base serving the Ports of Los Angeles and Long Beach.
- Buyer Team: Andy Martin and Dave Breuner, Pacific IOS Ventures
- Deal Team: Buzz Ellis, JLL Capital Markets; Justin Horowitz, Cooper-Horowitz; Jerry Matson, SIOR, Colliers
- Leasing: Jerry Matson remains exclusive leasing broker
Dallas-Fort Worth, Texas: Primoris Court IOS trades
The 17.23-acre property includes 40,840 square feet of improvements and was 100% leased to a single tenant with 8.5 years of term remaining.
- Brokerage Team: Stephen Bailey, Greer Shetler, Dustin Volz, Dom Espinosa, Zach Riebe, Reid Halverson, Auden Rudelson and Jack Fraker, Newmark
Austin, Texas: Sagard Real Estate and La Caisse acquire Chapman 71
The joint venture added a fully leased 13-acre IOS property near Austin-Bergstrom International Airport and major transportation infrastructure.
- Buyer Lead: Brett Birkeland, Sagard Real Estate
Polk County, Florida: Bartow and Davenport pair sells at asking price
The two-property industrial package drew multiple competitive offers and sold at asking price after a short marketing period. The assets total 23,300 square feet of improvements and both include outdoor storage.
- Buyer and Seller: Not yet disclosed
- Brokerage Team: Cameron Thomas, Alex Eastwood and Jose Rivera, CBRE Orlando Industrial
Infill and Functional Yard Deals
Somerset, New Jersey: Jadian IOS acquires 945 Route 27
Jadian secured a 5.2-acre Franklin Township property with outdoor parking and storage, a maintenance facility and an office building. Zoning variance and site plan approvals preserve the site's outdoor storage use.
- Deal Team: Mark Silverman, Liam McGregor and Elli Klapper, CBRE, represented both parties
Dallas, Texas: Terminal Logistics adds a 3.4-acre IOS asset
The acquisition adds another infill yard to the platform's targeted national portfolio. The address, price, seller and brokerage team were not disclosed.
- Buyer Team: Jeremy Cohen, Jack McNamee, Max Reiter and Ben Miller, Center Capital Partners
Fontana, California: Open Industrial and Negresco add 10905 Hemlock Avenue
The joint venture acquired a 2.2-acre paved, fenced and lit yard with an approximately 10,100-square-foot warehouse in Fontana's Southwest Industrial Park. The site has direct access to I-10 and I-15, permits truck and trailer storage by right and can support future power upgrades.
- Buyer Team: Blake Potolicchio, Matt Potolicchio and Chad Pitts, Open Industrial; Benji Miller, Negresco Property Group
- Brokerage Team: Shy Assar, Ian Ozimec, CCIM, and Juan Gutierrez, Voit Real Estate Services
South Plainfield, New Jersey: Genesis acquires 00 Harmich Road
The 2.2-acre IOS parcel sits in a scarce IOS-zoned pocket with access to Interstate 287, the New Jersey Turnpike, routes 22 and 1, Port Newark-Elizabeth and the broader East Coast industrial corridor.
- Deal Team: Christopher Chiusolo and Kyle Gerace, vice presidents at NAI DiLeo-Bram & Co., represented the seller and secured the buyer
Lease Signed
Elizabeth, New Jersey: Northeastern Lumber takes an infill IOS site
- Property: 869-871 Julia Street
- Site: 1.6 acres | 4,225 SF maintenance facility
- Tenant: Northeastern Lumber Building Supply
- Landlord: Elberon Development Group
- Tenant Reps: Jordan Metz, Benito Abbate and James Friel, Metz Industrial Group at Bussel Realty Corp.
The tenant team evaluated more than a dozen Northern New Jersey IOS opportunities before selecting the Julia Street property.
Market and People Signals
Eight live requirements show broad IOS demand
Rafi Katz mapped requirements ranging from roughly 10 acres for bridge-project scrap material in Cincinnati and five acres for bulk grain storage in Fort Worth to container storage in Louisville, a modular laydown yard in Austin and equipment and trailer storage in Plano. Other users sought space for autonomous yard truck demonstrations, heavy industrial tanks and traffic-sign staging.
Sites that accommodate unusual loads, temporary projects and flexible yard configurations can compete across multiple industries.
Institutional selection is getting more granular
Capital is moving beyond broad sector conviction toward asset-level selection. The next phase favors yards with durable tenant demand, constrained replacement supply, functional layouts and defensible logistics access.
- Sector Expert: Shauncarlos Miller, Industrial Outdoor Storage Sector Lead, Heitman Global Investment Research