KeyBank backs Rampart's $100M IOS Fund II facility

October 12, 2026 · 15 min read · Industrial Outdoor Storage

IOS Market Pulse: Oct 2-12, 2026

🏗️ The Headliner: $100M IOS credit facility

Cooper-Horowitz arranges Fund II financing for Rampart

Rampart Real Estate Partners secured a $100 million facility for Rampart IOS Fund II, putting bank debt behind a dedicated IOS aggregation vehicle. The financing keeps the capital stack moving for buyers still assembling yard portfolios one asset at a time.

Transaction Details:

• Purchase Price: $100 million credit facility

• Property: Rampart Real Estate Partners' Rampart IOS Fund II

• Site: IOS fund financing | property-level acreage and SF not disclosed

• Seller: Not yet disclosed

• Buyer Lead: Ryan Gofus and William McAloon, Rampart Real Estate Partners

• Seller Lead: Not yet disclosed

• Broker / Deal Team: Justin Horowitz, Senior Managing Director, Ben Knopf, Josh Tropper, Jack Goodman and Richard Horowitz, Cooper-Horowitz; Jessica Lauerhass and Sam Wilson, KeyBank

Alterra IOS added 9729 Philadelphia Road as its seventh Baltimore MSA acquisition. The 4.7 usable-acre site gives the platform a fully leased asset near I-95 and I-695 with 22,500 square feet of improvements.

• Key Features: Fully leased asset near I-95 and I-695; seventh Baltimore MSA acquisition for Alterra IOS.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Andrew Meeder, MacKenzie Companies

The Missner Group acquired 3106 S. Homan Avenue, a 2.87-acre IOS site on Chicago's Southwest Side. The asset is fully leased to Schneider National for fleet operations and includes a truck maintenance building plus paved yard area.

• Key Features: Six drive-in service bays, paved trailer and truck parking, 1.5 miles from I-55 and about seven miles from downtown Chicago.

• Buyer Lead: Maxx Kossof, VP of Development and Acquisitions, The Missner Group

• Broker / Deal Team: Not yet disclosed

Alterra Property Group acquired 287 Lockhouse Drive from Nucor Rebar Fabrication for $3.25 million. The 44,680-square-foot building is fully leased to White Cap, giving Alterra a Massachusetts industrial asset positioned around outdoor storage demand.

• Key Features: Single-tenant White Cap occupancy, Westfield industrial location and outdoor-storage relevance for Massachusetts buyers.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Jim Glickman, Cody Miner, VP, and Jonah Glickman, NAI Glickman Kovago & Jacobs

The two adjacent Phoenix assets total 23.5 acres and traded for $30.75 million with 7.1% FAR coverage. The process drew 27 offers, a hard data point that functional infill outdoor-storage land in the market is still pulling deep buyer demand.

• Key Features: Two adjacent infill yards sold together; 27-offer process.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Peter Bauman, Tivon Moffitt, Roman Shenkiryk and Brett Baker, Project Leads, Institutional Property Advisors

The Kern County asset gives the buyer a 6.35-acre M-3-zoned outdoor-storage site with two pole barns and direct utility for contractors, truck parking, equipment staging and fleet operations.

• Key Features: M-3 zoning with Highway 99 and Interstate 5 access.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Eric Powers, Vice President, Lee & Associates; Chad Brock and Ross Puskarich, Lee & Associates Central California

Jadian IOS acquired the infill property from RMT and simultaneously leased it to QXO. The site adds functional outdoor storage near I-15 with manufacturing zoning and grade-level access.

• Key Features: I-15 frontage, manufacturing zoning, grade-level doors and a 10-year QXO lease.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Rusty Bollow, Bobby Stevens, Ethan Wallace and Ileana Ray, Colliers

The off-market purchase combines 1640 and 1641 Benchmark Avenue into a 4.52-acre campus with a paved and gated yard, shop and office space, and on-site fuel capabilities.

• Key Features: 2.56-acre improved site across from a 1.96-acre paved industrial storage yard.

• Buyer Lead: Jesus Antonio Araiza and Brandon Paletta, Armada Capital Partners

• Broker / Deal Team: John Luis Matheus and Guillermo De Nicolas, Panther Capital Group; Eric Strom and Russell McCone, Trinity Commercial Group

The Central Texas buy adds a fully paved and secured yard with a 30,700-square-foot building directly off I-35. The site sits about six miles from State Highway 130.

• Key Features: Three drive-in doors, two dock-high positions, 22-foot clear height and secured yard area.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Not yet disclosed

Industrial Outdoor Ventures acquired the equipment-maintenance yard and leased it to TruckMovers within 90 days after property improvements. The location gives transportation users access to SR-167 and the Port of Tacoma.

• Key Features: Fenced crushed-rock yard with shop, storage building and standalone office.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Matt McLennan and Chris Trussel, Kidder Mathews; Andrew Kemmerer and Garett Hall, Burr & Temkin

The improved yard gives the buyer a paved and secured Phoenix-market site with light industrial zoning and functional service-building improvements.

• Key Features: Six grade-level doors, 16-foot clear height, paved secured yard and I-1 zoning.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Vince Utucu and Chad Neppl, Citywide Commercial

The acquisition gives Open Industrial a small-bay industrial building with fully paved excess yard space near US Route 92 and Interstate 4.

• Key Features: 24-foot clear height, two dock doors, one ramped drive-in door and paved yard area.

• Buyer Lead: Elmo Alexander and Chad Pitts, Open Industrial

• Broker / Deal Team: Robbie Lober, Devin Beeler and Connor Wallace, Lober Real Estate, are handling leasing

The Edison industrial property gives the buyer a 1-acre asset in an established New Jersey industrial market with outdoor-storage functionality.

• Key Features: Infill Edison industrial location with outdoor-storage utility.

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Isaac Setton and Bunny Escava, Kassin Sabbagh Realty

BLUE ISLAND, ILLINOIS: Beverly Freight takes 40,116 SF truck terminal

• Property: 3301 Wireton Road, Units 101 and 105

• Site: more than 14 acres

• Improvements: 40,116 SF truck terminal

• Tenant: Beverly Freight, Inc.

• Landlord: Wireton 3301, LLC

• Landlord Rep: Colin Green, CBRE

• Tenant Rep: Sean Austin, Lee & Associates of Illinois

FORT MYERS, FLORIDA: Old US 41 IOS building leased

• Property: 16751 Old US 41

• Site: 5.35 acres

• Improvements: 6,974 SF industrial building plus roughly 3,000 SF mezzanine

• Tenant: Not yet disclosed

• Landlord: Not yet disclosed

• Landlord Rep: Not yet disclosed

• Tenant Rep: Zachary Buckler and Jeff Buckler, SIOR, Lee & Associates

CORONA, CALIFORNIA: Dawson Road Inland Empire IOS yard leased

• Property: 10060 Dawson Road

• Site: 4.5 acres

• Improvements: Storage yard; building area not yet disclosed

• Tenant: Not yet disclosed

• Landlord: Not yet disclosed

• Landlord Rep: David Noblitt, Josh Hayes, Jack Chambers and Hilda Munoz, Newmark

• Tenant Rep: Not yet disclosed

TAMPA, FLORIDA: East Tampa IOS facility leased

• Property: 1922 Tampa E Boulevard

• Site: 2.2 acres

• Improvements: 3,500 SF IOS facility

• Tenant: Not yet disclosed

• Landlord: Greenspring Realty Partners

• Landlord Rep: Devin Beeler and Robbie Lober, Lober Real Estate

• Tenant Rep: Ryan Griffith, Lee & Associates

PHOENIX, ARIZONA: South Phoenix manufacturing building leased

• Property: 4821 S. 33rd Street

• Site: 0.69 acres

• Improvements: approximately 18,885 SF freestanding industrial manufacturing building

• Tenant: Not yet disclosed

• Landlord: Not yet disclosed

• Landlord Rep: Jordan Linkow and Justin Fast, Lee & Associates

• Tenant Rep: Ben D'Aquila, firm not yet disclosed

APOPKA, FLORIDA: Overland Road IOS lease renewed

• Property: 3208 Overland Road

• Site: 0.97 acres

• Improvements: 3,395 SF industrial building

• Tenant: Not yet disclosed

• Landlord: Not yet disclosed

• Landlord Rep: Guillermo De Nicolas, Founder & CEO, Panther Capital Group

• Tenant Rep: Not yet disclosed

🏗️ Adjacent Industrial (IOS-Relevant)

LA MIRADA, CALIFORNIA: Overton Moore buys $58.5M heavy industrial yard asset

Overton Moore Properties acquired 14555 Alondra Boulevard from Brookfield for $58.5 million. The fully leased Mid-Counties asset has 248,105 square feet on 13.5 acres, is leased to MEI Industrial Solutions and includes a fully fenced, oversized concrete yard used for trailer parking and outdoor storage less than one mile from I-5, with access to State Route 91 and I-605.

Deal Team: Joe Cesta, Barbara Perrier, Darla Longo, Michael Longo and Eric Cox, CBRE; Chuck Wilson, Colliers; Val Achtemeier, Mark Fluent and Matt Schmidt, CBRE Debt & Structured Finance.

WINDSOR, CONNECTICUT: Regal, Snowball and Devli buy 600 Day Hill Road

The joint venture acquired a 186,603-square-foot single-tenant industrial asset on 29.7 acres near Bradley International Airport. The property is leased through November 2034 to the Spencer division of Howden USA Companies, giving the buyers a low-coverage industrial asset with heavy-duty manufacturing tenancy.

• Property: 600 Day Hill Road

• Site: 29.7 acres | 186,603 SF

• Buyer Lead: Sean Dainese, Managing Partner, Regal Ventures; Brian Ker, President, Snowball Developments; Mark Devli, Chief Investment Officer, Devli Real Estate

• Broker / Deal Team: Spencer Hoffman, Attorney, Beacon Law

LOS ANGELES, CALIFORNIA: Newland exits Mission Road redevelopment project

Newland Capital Group completed the disposition of a 23.8-acre redevelopment project at 4000 and 4100 Mission Road. The campus includes a 278,563-square-foot industrial distribution center and about 11 acres of excess land dedicated to outdoor storage and parking.

• Property: 4000 and 4100 Mission Road

• Site: 23.8 acres | 278,563 SF

• Buyer Lead: Not yet disclosed

• Broker / Deal Team: Not yet disclosed

TUCSON, ARIZONA: Greenspring buys a fenced transit-served industrial asset

Greenspring Realty Partners affiliate GRP 829 W Silverlake LLC purchased the single-tenant industrial investment for $3.267 million. MTM Transit occupies the fenced and gated yard under a triple-net lease, with shop clear height of about 21 feet and freeway access.

• Property: 829 W. Silverlake Road

• Site: 3.23 acres | about 13,781 SF

• Buyer Lead: Dan Flamholz, Co-founder, Greenspring Realty Partners

• Seller Lead: Craig Hughes, Member, Tucson Silverlake LLC

• Broker / Deal Team: Max Schumacher, Rein & Grossoehme Commercial Real Estate

BRONX, NEW YORK: 100,000 SF project adds covered fleet parking

Sterling Organization is nearing completion of 307 Bruckner Blvd. in Hunts Point, pairing a 46,000 SF warehouse with 46,000 SF of covered fleet parking and storage below. The dense urban location, drive-in access and future expansion capability make the project directly relevant to fleet and logistics users that need yard-like utility in New York City.

BILLERICA, MASSACHUSETTS: $4.45M sale includes 13 usable acres

400 Iron Horse Park traded for $4.45 million after a multiple-offer process. The 41.7-acre parcel includes 13 usable acres, 219,164 SF across two manufacturing buildings, three loading docks and eight drive-in doors.

Deal Team: Harrison Klein, Managing Director Investments, Luigi Lessa and Mattias Edenkrans, Marcus & Millichap; David Skinner, Prescott IOS.

HOUSTON, TEXAS: 9987 Wallisville Road

• 5.4 acres | office and warehouse space

• Income-producing East Industrial submarket property, 100% leased to Wastewater Transport Services, with secure stabilized yard space for truck circulation, trailer parking and equipment storage.

• Pricing not disclosed

• Brokers: Not yet disclosed

CLAYTON, INDIANA: 3830 US-40

• 5.47 acres | 15,796 SF warehouse plus 1,728 SF pole barn

• Fully paved and fenced yard marketed for contractors, fleet users, equipment storage and logistics-oriented businesses.

• For sale; pricing not disclosed

• Brokers: James Cristee, Colliers

TARPON SPRINGS, FLORIDA: 1500 L and R Industrial Boulevard

• 1.5-acre exclusive IOS yard | 20,000 SF Building D

• 17-foot clear height, 15 grade-level loading positions, 1,200 SF office, 2,000 SF paint booth and fenced yard access for heavy equipment, fleet vehicles and contractor materials.

• Base rent negotiable; CAM at $4.00/SF annually

• Brokers: Mark Ganier, RE/MAX Realtec Group Inc.

INDIANAPOLIS, INDIANA: 315 S. Tibbs Avenue

• Up to 29.43 acres of contiguous IOS, divisible to about 3 acres | about 16,788 SF across five office and shop buildings

• Fenced and secure yard stabilized with stone and asphalt millings, less than one mile from I-70

• Contact for pricing

• Brokers: Korey Ryan, Colliers

EVERETT, WASHINGTON: 300 W. Marine View Drive

• 21.36-acre IOS sale or lease opportunity | 17,600 SF warehouse and office building

• Former buildings recently demolished; outdoor storage divisible to about 5 acres

• $26.8 million asking price for full acreage

• Brokers: Derek Heed, Gregg Riva and Talor Okada

ATLANTA, GEORGIA: 1952 Moreland Avenue SE

• 12.8-acre truck-terminal IOS opportunity | approximately 33,000 SF building

• Fully fenced and secured site with 61 dock-high doors and parking for about 255 trailers

• Contact for pricing

• Brokers: Sean Boswell, Harrison Marsteller and James Feiber, Colliers

INDIANAPOLIS, INDIANA: 909 W. Troy Avenue

• 5.23-acre secured IOS sublease | 3,200 SF maintenance facility

• Dual ingress and egress, durable yard surfacing and access to I-465, I-65 and I-70

• Contact for pricing

• Brokers: Korey Ryan, Colliers

JACKSONVILLE, FLORIDA: 9850 New Berlin Road

• Up to 4.5-acre industrial and commercial outdoor-storage site near Dames Point Marine Terminal and I-295

• Crushed-rock surface, perimeter fencing, gated access, pole lighting, reefer plugs and office trailer

• Contact for pricing

• Brokers: Eric Bumgarner, Michael Cassidy and Gordon Olson

RALEIGH, NORTH CAROLINA: 2610 Rowland Road

• 3.38-acre IOS yard | about 4,600 SF clear-span shop with 1,200 SF office

• About 2.5 usable acres of graveled, lit, fenced and screened outdoor storage near Capital Boulevard and I-540

• $20,500 per month NNN

• Brokers: Steve Hill, firm not yet disclosed

HENDERSON, NEVADA: Eastgate Trailer Facility

• 2 to 4 acres available | 129 trailer stalls

• IG zoning, 8-foot block walls, security booth, lighting, two entry points and existing conditional use permit

• Contact for pricing

• Brokers: Tyler Jones, Brian Riffel and Chase Pavlov

BAYTOWN, TEXAS: 3033 I-10 East Frontage Road

• 1.1-acre stabilized IOS sublease near the Port of Houston

• Compacted gravel or crushed-rock base, chain-link fencing, security lighting, cameras and controlled gate access

• $5,500 per month with about 1.0 to 2.5 years remaining

• Brokers: Timothy Larson, Keller Williams Houston Memorial

LORTON, VIRGINIA: 7813 Cinder Bed Road

• 7.12 acres | building SF not disclosed

• I-5-zoned outdoor storage yard with perimeter chain-link fencing, heavy-duty gated entry and resurfaced gravel storage area.

• $7.5 million asking price

• Brokers: Not yet disclosed

LITTLE ROCK, ARKANSAS: 9924 Blake Street

• 1.4 acres | 8,000 SF commercial concrete slab

• Cleared light-industrial site with municipal utilities and about one acre of secured, level yard space for fleet parking, equipment staging or contractor use.

• $155,000 asking price

• Brokers: Not yet disclosed

📈 Operating Context

South Bay IOS portfolio draws $20.25M refinance

Byline Bank closed a $20.25 million term loan with Stockbridge Capital Group for a fully leased two-property Wilmington portfolio. The 13-acre collateral sits less than six miles from the Ports of Los Angeles and Long Beach and near Interstates 110, 710 and 405.

Practical takeaway: Lenders are still leaning into port-proximate IOS when the collateral is leased, infill and hard to replace.

• Property: 501 Quay Avenue and 1540-1550 Eubank Avenue

• Lender Team: Sarah Hunter, Senior Vice President, Byline Bank Commercial Real Estate Group; Dylan Derrickson, Matt Smith and Eric Estela, Byline Bank Commercial Real Estate Group

• Borrower Representative: CBRE represented Stockbridge; individual names not yet disclosed

First Merchants funds Lorain IOS improvements

First Merchants Corporation provided a senior construction-to-permanent credit facility for the 7405 Industrial Parkway IOS facility. Proceeds will refinance acquisition debt and fund capital improvements after Lake Pointe Partners acquired and leased the asset.

Practical takeaway: Smaller-market IOS owners are still finding capital for improvement plans when a long-term tenant is already in place.

• Property: 7405 Industrial Parkway, Lorain, Ohio

• Borrower: Lake Pointe Partners

• Loan Amount: Undisclosed

Lemont mechanic-shop collateral gets outdoor-storage financing

US Business Funding provided financing for a 9,742-square-foot industrial facility on 1.98 acres in Lemont. The collateral includes a mechanic shop with four drive-through bays, office space and outdoor storage.

Practical takeaway: IOS-adjacent collateral is drawing financing even below institutional portfolio scale when the yard and service improvements work together.

• Property: Lemont, Illinois industrial facility

• Lender Contact: George Otel, Founder & Funding Expert, US Business Funding

• Loan Terms: Not yet disclosed

Mesa rezoning request would preserve outdoor industrial storage

Johnson Stewart Materials is seeking a heavy-industrial land-use designation and rezoning for roughly 182.45 acres west of Alma School Road on both sides of Loop 202. The request would allow continued industrial uses, outdoor industrial storage, accessory structures and four digital billboards, with a Board of Supervisors hearing set for October 21.

Practical takeaway: Entitlement pressure remains central to IOS supply because outdoor storage frequently depends on heavy-industrial zoning rather than generic industrial land.

• Applicant: Jessica Sarkissian, Applicant, Upfront Planning & Entitlements LLC

• Current Request: Heavy Industrial land-use designation and IND-3 IUPD zoning

• Site: Approximately 182.45 acres

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