7 offers in 14 days: Kansas IOS clears above ask
The Lawrence transaction is the clearest signal in this issue: investor demand is still deep for smaller Midwest IOS assets when the yard is usable, leased, and positioned near a primary logistics corridor. The campaign produced seven fully underwritten offers in 14 days and closed above the asking…
7 offers in 14 days: Kansas IOS clears above ask
IOS Market Pulse: June 1-June 4, 2026
🔥 The Headliner: Lawrence IOS sale beats ask
Hampton Partners acquires a nearly 9-acre IOS complex
The Lawrence transaction is the clearest signal in this issue: investor demand is still deep for smaller Midwest IOS assets when the yard is usable, leased, and positioned near a primary logistics corridor. The campaign produced seven fully underwritten offers in 14 days and closed $37,500 above the asking price.
Transaction Details:
- Purchase Price: $2,987,500
- Property: 2001 E. 19th Street, Lawrence, Kansas
- Site: Nearly 9 acres | 19,500 SF
- Seller: Private seller, not yet disclosed
- Buyer Lead: Tucker Robinson, Jeff Robinson, Pat Pritchard, and Lindsay Drakos, Hampton Partners
- Seller Lead: Not yet disclosed
- Broker / Deal Team: Logan Freeman and Nathan Roberts, Midwest CRE Advisors
Ground Solutions acquired a heavy-outside-storage-zoned Commerce City asset with immediate access to DIA, I-70, I-270, Highway 76, I-25, and Downtown Denver. The deal highlights continued demand for IOS properties that combine yard capacity with maintenance infrastructure.
- Key Features: I-2 heavy outside storage zoning, perimeter lighting, hydraulic lifts, floor drains, washing station infrastructure, air lines, compressor systems, and oversized drive-in doors.
- Buyer Lead: Not yet disclosed.
- Broker / Deal Team: Aviva Sonenreich and Josh Sonenreich, The Warehouse Hotline; Dallas Landry, LC Real Estate Group.
#### Savannah, GA: 401 Telfair Road
- 5.0 usable acres | rocked IOS yard
- Fully fenced site with secure access, existing double-wide office trailer, and truck/container circulation.
- Available June 1, 2026; lease rate not disclosed.
- Brokers: Sebastian Findlay and Ryan Bergman, Colliers.
#### Columbus, OH: 5132 Fisher Road
- 3.78 total acres | 15,502 SF warehouse | 4,436 SF office
- Industrial outdoor storage, 21-foot clear height, seven drive-in doors, heated wash bay, floor drains, and Manufacturing zoning.
- Available June 1, 2026; lease rate not disclosed.
- Broker: Joe Menninger, NAI Ohio Equities.
#### Towson, MD: 1526 E. Joppa Road
- 2.09 acres | 6,100 SF freestanding building | sale or lease opportunity
- Four 14-foot drive-in doors, parking, close access to I-695, and Business Roadside zoning in Baltimore County.
- Circulated June 3, 2026; pricing and lease rate not disclosed.
- Broker: Jim S. Chivers, Gold & Company.
#### Linden, NJ: Eagle Truck Parts leases small-bay industrial space
Eagle Truck Parts of New Jersey leased the entirety of 37 East 21st Street in Linden, a 3,800 SF industrial property serving the commercial transportation and trucking supply chain. The site offers 14-foot ceiling heights, one loading dock, one drive-in door, five surface parking spaces, and immediate access to the New Jersey Turnpike, Routes 1 & 9, and I-278 via the Goethals Bridge.
- Date: June 1, 2026
- Owner: All Hands Storage LLC
- Tenant: Eagle Truck Parts of New Jersey
- Landlord Team: Steve Jaynes and N. Rebecca Abraham, Bussel Realty Corp.
- Tenant Rep: Opus Elite Real Estate.
#### Phoenix, AZ: DAUM closes and leases Deer Valley IOS during escrow
A California-based private family office acquired a 7,000 SF IOS property on 3.1 acres at 2221 W. Deer Valley Road for $4.6 million, then leased the site during escrow to a Phoenix-based arborist services firm. The property is now fully leased on a five-year term and will serve as the tenant's headquarters.
- Date: May 22, 2026
- Execution: Roughly 10 days from PSA to lease execution to closing.
- Deal Team: Trevor McKendry, Chris Rogers, Nick Reinhardt, Beau Citron, and Nick Fajardo, DAUM.
#### Rialto, CA: 5.18-acre IOS lease tops $11.1 million in consideration
A national construction and civil engineering company leased the approximately 5.18-acre IOS site at 805 West Rialto Avenue in Rialto from Stockbridge Capital Group. The follow-up submission confirmed a 10-year lease term and total consideration above $11.1 million.
- Date: May 15, 2026, with additional lease economics submitted May 21, 2026
- Site: Roughly 225,640 SF of IOS space with three buildings, a truck scale, truck wash station, exterior lighting, and fenced perimeter.
- Tenant Team: Gus Andros, DAUM, and Jerry Gillman, Sojka-Nikkel Commercial Realty.
- Landlord Team: Juan Gutierrez, Shy Assar, Ian Ozimec, and Braden Sprenger, Voit Real Estate Services.
📈 Operating Context
#### Improved land remains a meaningful institutional allocation
Terreno reported 46 improved land parcels totaling 147.0 acres that were 96.6% leased as of March 31, 2026. That land accounted for 10.2% of annualized base rent, showing that income-producing IOS-style land is not just a side category inside coastal industrial portfolios.
Practical takeaway: Stabilized improved land with credible zoning and tenant use can support institutional portfolio strategy, especially in supply-constrained infill markets.
#### Freight costs are rising while volume stays nearly flat
Dry van data showed freight spend up 12.9% from Q4 2025 and 21.8% year over year, while volumes were down 0.3% quarter over quarter and up only 0.6% year over year. That points to capacity pressure rather than broad demand acceleration.
Practical takeaway: IOS demand tied to fleet positioning, staging, and trailer capacity can remain firm even when freight volume growth is modest.
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