3 IOS Deals Closed: $111M Portfolio, Long Island Infill, Houston ISF

Realterm closed a $111M multi-state portfolio acquisition of 22 IOS facilities. Plus a Long Island infill buy and Stonemont's 14.6-acre Houston ISF acquisition.

🔥 3 IOS Deals Closed: $111M Portfolio, Long Island Infill, Houston ISF

IOS Deal Flow Newsletter

The IOS market maintained strong momentum through late January with institutional capital continuing to flow into renovated, infill assets. This week's highlight is Realterm's **$111M multi-state portfolio acquisition**, complemented by strategic single-asset buys in New York and Texas that underscore the operational utility driving current demand.

🚚 DEAL #1: Multi-State Sun Belt Portfolio

Realterm Acquires 22-Property IOS Portfolio for $111M

Realterm closed on a significant portfolio acquisition featuring renovated, well-leased IOS assets strategically positioned across multiple freight and distribution corridors throughout the Sun Belt.

BUYER Realterm

SELLER Axis Partners (with Sweetwater Holdings)

PURCHASE PRICE $111,000,000

DATE REPORTED January 22, 2026

Portfolio Snapshot

**Total Assets:** 22 IOS facilities
**Total Land:** ~85 acres
**Total Building Area:** ~325,000 SF
**Occupancy:** ~95% leased at sale
**Average Facility:** ~14,800 SF on ~4 acres

Geographic Distribution

Atlanta: 38%
Texas: 31%
Norfolk: 6%
Columbus: 6%
Los Angeles: 5%
Nashville: 4%
Jacksonville: 4%
Other Southeast Markets: Balance

**States:** AL, CA, FL, GA, KY, OH, TN, TX, VA

Asset Characteristics

**Use Cases:** - Fleet maintenance facilities - Transload and logistics buildings - Truck terminals - Bulk materials and equipment storage - Equipment rental operations - Traditional industrial with substantial outdoor storage

**Key Features:** - Secured yards with controlled access - Comprehensive site lighting - Bay-heavy maintenance layouts and/or transload utility

Deal Team

**Crawford Arnold** — Founder & Partner, Axis Partners
**Nick Murphy** — Eastdil Secured (arranged sale for seller)
**Joe Noon** — Senior Vice President, Investments, Realterm
**Arnie Capute** — Vicepresident, Realterm
**Ed Brickley** — Managing Director, Realterm

🗽 DEAL #2: Deer Park (Babylon), New York

Realterm Acquires Fully-Leased 3.2-Acre IOS Facility on Long Island

Realterm expanded its IOS holdings with a strategic infill acquisition on Long Island, securing a turnkey facility ideal for service providers requiring secure yard space and drive-in access.

PROPERTY 1013 Long Island Ave, Deer Park, NY

BUYER Realterm

DATE REPORTED January 27, 2026

STATUS **Fully leased at acquisition**

Property Specifications

**Land:** 3.2 acres
**Building:** 6,800 SF
**Loading:** Two drive-in bays
**Site:** Fully fenced and lit
**Access:** Two points of ingress/egress
**Connectivity:** Proximate to I-495, Route 25, and Route 27

Deal Team

**Nick Dupuis** — Managing Director, Realterm
**Stephen Panos** — Senior Fund Manager, Realterm
**Arnie Capute** — Vicepresident, Realterm
**Ed Brickley** — Managing Director, Realterm

🛠️ DEAL #3: Houston, Texas

Stonemont Acquires 14.62-Acre ISF Site With 83,391 SF Building

Houston continues to attract institutional ISF capital, with Stonemont Financial Group acquiring a large, functional site that exemplifies the 'service building plus outdoor storage' profile increasingly demanded by fleet and service users.

PROPERTY 11939 Aldine Westfield Rd, Houston, TX

BUYER Stonemont Financial Group

DATE REPORTED January 23, 2026

CONTEXT Part of five-property ISF buying streak (nationwide)

Property Specifications

**Land:** 14.62 acres
**Building:** 83,391 SF
**Clear Height:** ~25 feet

Deal Team

**Ryan Meehan** — Senior Vice President, Stonemont Financial Group
**James Mashni** — Managing Partner, First Houston Properties, Represented the Seller

📰 Other IOS-Relevant News (Jan 1–27, 2026)

🏗️ Capital + Platforms

Open Industrial + Heitman Launch IOS Partnership

A new partnership was announced to recapitalize a 25-property IOS portfolio (105 acres) across Mid-Atlantic markets including Washington, D.C., Baltimore, Richmond, and Raleigh. The strategy centers on infill, mission-critical sites near major transportation nodes supporting last-mile logistics, equipment rental, construction services, and other essential operations.

🏦 Financing

Alterra IOS Secures New Credit Facility

Alterra IOS announced a $100M credit facility from BMO, positioned as additional capital flexibility for the platform's continued expansion.

🛣️ Policy / Regulation Signal

$200M Federal Truck Parking Funding Advances

A federal appropriations package advanced in late January with $200M earmarked for truck parking infrastructure. Two notable provisions in the language being discussed: - Funding recipients would be barred from charging fees for truck parking spaces built or expanded with these funds - The funds could not be used for EV charging stations or fueling infrastructure

_**Why this matters for IOS:** Truck parking supply constraints continue to influence industrial land use decisions, tenant route planning, and yard utilization. The 'no fees' and 'no charging/fueling infrastructure' restrictions could shape where and how new capacity gets delivered, which corridors benefit, and what complementary private-market solutions remain viable._

📊 Market Takeaways

What This Week's Deal Flow Signals

1. Institutional IOS is still getting done at scale The $111M Realterm portfolio buy underscores that 'renovated, infill, functional' still clears at meaningful size, especially when the asset mix supports fleets, transload, and service-oriented users.

2. IOS demand is widening beyond pure storage yards Across both the portfolio and the single-asset buys, the common thread is operational utility: maintenance bays, drive-in capability, secured circulation, lighting, and user-ready layouts.

3. Houston remains a serious ISF node Large-lot ISF acquisitions with meaningful building SF highlight how fleet/service users keep pulling demand into high-throughput metros with land scarcity in functional submarkets.

4. Truck parking policy is increasingly intertwined with IOS Public funding constraints (no-fee parking; restrictions on charging/fueling infrastructure) are a reminder that operational logistics, driver constraints, and infrastructure policy can directly influence IOS location value and tenant decision-making.

📬 Get Your Deal Featured

Closed an IOS deal (sale, lease, development, or financing)? We want to feature it in our next report.

**Reply with:** - Property address - Acres and building SF - Deal type - Full deal team (brokers, title, debt/equity)