Services

Industrial Outdoor Storage
South Jersey

Representing trucking operators, 3PL providers, contractors, and investors leasing or selling IOS sites across the South Jersey industrial corridor.

Request a Site Search The Process
Tractor trailers parked in rows at an industrial outdoor storage yard

Step by Step

From site search
to settlement

The Requirement

We define the box the site has to fit: acreage, surface type, fencing, gate access, zoning, power, and how close you need to be to the turnpike or the ports.

The Sweep

Your target list covers published listings, off-market sites, and direct outreach to owners we already know. The strongest yards rarely trade publicly.

The Structure

Ground lease, sale-leaseback, NNN investment sale, or 1031 exchange: we structure the deal with qualified intermediaries and commercial attorneys at the table.

The Close

Zoning verification, stormwater, site plan approvals, and financing deadlines get managed through settlement, with engineers and municipal officials coordinated directly.

20+Years in South Jersey CRE
$5.5MLargest Commercial Transaction
6South Jersey Counties Served
2Ports Within 30 Miles

The Yard Market

Looking for an IOS site
or selling one?

South Jersey industrial outdoor storage representation for trucking operators, 3PLs, contractors, and investors. Direct line to a broker who knows the local owners.

Request a Site Search

Occupiers & Owners

The best yards
never hit the market.

Industrial outdoor storage (IOS) is land used to store trucks, trailers, containers, equipment, or building materials outside, typically on a stabilized or paved yard within an industrial-zoned site. Common IOS uses include tractor trailer parking, container yards, trailer drop yards, contractor laydown yards, and equipment storage. The JK Realty Group represents IOS occupiers and owners across Gloucester, Salem, Camden, Burlington, Cumberland, and Atlantic Counties, with focus on the I-295 and NJ Turnpike industrial corridor.

Tenant & Buyer Representation

Trucking operators, third-party logistics (3PL) providers, container drayage companies, equipment lessors, and contractors all face the same challenge in South Jersey: finding the right yard at the right rate, often on sites that never make it to LoopNet or Crexi.

We represent occupiers actively searching for IOS, building a target list across published listings, off-market opportunities, and direct owner outreach. Our criteria capture covers acreage, surface type (stabilized versus paved), fence and lighting, gate access, dock or building improvements, NJ Turnpike and I-295 access, and ports adjacency.

  • Tractor trailer parking, fleet yards, drop yards
  • Container yards, intermodal staging, chassis storage
  • Contractor laydown yards and equipment storage
  • 3PL trailer pools and last-mile distribution staging
  • Owner-user IOS acquisitions, often SBA 504 financed
  • 1031 exchange replacement properties for IOS investors

Owner & Seller Representation

If you own an industrial yard in South Jersey, you own one of the hottest asset classes in commercial real estate. IOS rents have risen significantly since 2021 across South Jersey submarkets, and institutional investors have been actively acquiring stabilized yards from local owners and family operators.

We represent IOS owners pursuing maximum value, whether the goal is a market-rate lease, a sale-leaseback, a NNN investment sale, or a 1031 exchange roll-up. Many owners also operate a business on the yard. Through our business brokerage practice, we can structure the real estate sale and the business sale as one coordinated transaction.

  • IOS lease marketing to qualified operators and 3PLs
  • NNN investment sale to IOS aggregators and family offices
  • Sale-leaseback structuring for owner-operators
  • 1031 exchange coordination with qualified intermediaries
  • Confidential business and real estate sale combined
  • Highest-and-best-use analysis (IOS, warehouse, flex, redevelopment)

Yard Types

What we broker

Tractor Trailer Parking

Secured fleet parking for 5 to 500+ tractor trailers. Demand has outpaced South Jersey supply since 2021, particularly in submarkets with NJ Turnpike Exit 2 and I-295 access.

Container Yards

Container storage and chassis pools serving the Ports of Philadelphia, Paulsboro, and Wilmington. Stabilized surface, perimeter fence, and gate access required.

Trailer Drop Yards

Drop-and-hook staging for 3PLs and last-mile carriers. Typically 2 to 20 acres with stabilized surface, lighting, and 24/7 gate access.

Contractor & Equipment Yards

Laydown space for general contractors, heavy equipment lessors, and material storage. Often combined with a small office or shop building on site.

Stabilized Industrial Yards

Crushed concrete or recycled asphalt product (RAP) surfaces that handle commercial truck weight without full pavement cost. Common in M-1 and M-2 zoning.

Truck Terminals & Fleet Yards

Larger sites combining yard storage with shop, fueling, scale, and dispatch. Common for trucking operators consolidating from multiple smaller lots.

Submarkets

Where the trucks
park

Logan TownshipGloucester CountySouth Jersey's largest industrial submarket. Home of the Pureland Industrial Complex, with direct access to NJ Turnpike Exit 2 and the Commodore Barry Bridge. Active IOS inventory across multiple ownership groups.
SwedesboroGloucester CountyActive industrial submarket with cold storage and IOS inventory. Under 30 miles from PhilaPort and the Port of Philadelphia. Recent IOS acquisitions on Paulsboro Road confirm strong investor demand.
Pedricktown & BridgeportSalem CountyM-1 and M-2 zoned land along the I-295 corridor. Lower entry-cost basis than Logan or Swedesboro for owner-users and value-add investors. Direct rail and turnpike access.
PaulsboroGloucester CountyPort-adjacent industrial submarket with active IOS transactions in 2025. Direct access to the Port of Paulsboro and Commodore Barry Bridge to Pennsylvania.
WilliamstownGloucester CountyCrossroads submarket where Route 42, Route 322, and the Black Horse Pike meet, with quick reach to Route 55 and the Atlantic City Expressway. Deep, lower-cost acreage well suited to contractor yards and equipment storage.
Mount Laurel & WestamptonBurlington CountyLogistics and distribution corridor along Route 130 and I-295. Mix of warehouse, flex, and IOS sites serving 3PL and last-mile carriers based in Burlington County.
DelancoBurlington CountyRiverfront industrial submarket on the Route 130 corridor, minutes from I-295 and the NJ Turnpike. Established distribution presence keeps yard demand steady from carriers running the Philadelphia and Central Jersey lanes.
Pennsauken & BellmawrCamden CountyEstablished industrial corridors along the Black Horse Pike and Route 130. Older industrial inventory often well-suited to small-yard contractor and trucking operators.
VinelandCumberland CountyNew Jersey's largest city by land area, anchored by Route 55 and established industrial parks. Municipal electric utility and deep available acreage make it a value play for equipment yards and owner-user acquisitions.

Common Questions

Industrial Outdoor Storage
FAQs

What is industrial outdoor storage (IOS)?+
Industrial outdoor storage (IOS) is land used to store trucks, trailers, containers, equipment, or building materials outside, typically on stabilized or paved yards within an industrial-zoned site. Common IOS uses include tractor trailer parking, container yards, trailer drop yards, contractor laydown areas, and equipment storage. IOS has become one of the fastest-growing industrial asset classes since 2022, driven by e-commerce logistics demand and limited new supply.
Which South Jersey towns allow industrial outdoor storage?+
IOS is typically permitted in M-1 (light industrial) and M-2 (heavy industrial) zoning districts. South Jersey towns with active IOS inventory and supportive zoning include Logan Township, Swedesboro, Pedricktown, Bridgeport, Paulsboro, Mickleton, Mount Laurel, and Pennsauken. Always verify the specific use approval and any conditional-use requirements with the municipal zoning officer before contracting.
What does IOS typically lease for in South Jersey?+
IOS lease rates vary widely by location, surface condition (paved versus stabilized versus dirt), fencing, lighting, gate access, and proximity to the NJ Turnpike, I-295, and the Ports of Philadelphia, Paulsboro, and Wilmington. Rates have risen significantly since 2021 across South Jersey submarkets. We provide current rate ranges by submarket on request and structure leases as gross, modified gross, or NNN depending on tenant and owner needs.
Do I need DOT compliance for a truck parking yard?+
DOT compliance for the lot itself is generally not required, but yards used for commercial motor carrier operations are subject to FMCSA requirements for the operator, plus local zoning, stormwater management, and lighting ordinances. Some municipalities require site-plan approval for paving, fencing, and lighting upgrades. We coordinate with site engineers and zoning attorneys to confirm what approvals apply to your specific site.
Who hires a South Jersey IOS broker?+
Our IOS clients include trucking operators looking for tractor trailer parking, third-party logistics (3PL) providers needing trailer drop yards, container drayage companies serving the Ports of Philadelphia and Paulsboro, equipment lessors, contractors needing laydown space, and IOS investors acquiring stabilized yards as long-term holds. We represent both occupier and ownership sides of the transaction.
How is an IOS deal typically structured?+
IOS deals are most commonly long-term ground leases (5 to 20 years) with annual escalations, often with the tenant responsible for stormwater compliance, fencing, lighting, and surface maintenance. Sale transactions are frequently structured as 1031 like-kind exchanges, sale-leasebacks where the operator continues using the site, or NNN investment sales to institutional buyers. We work alongside qualified intermediaries and commercial attorneys on every IOS structure.
What is a stabilized yard versus a paved yard?+
A paved yard is finished with asphalt or concrete. A stabilized yard typically uses crushed concrete, recycled asphalt product (RAP), or large-aggregate stone compacted into a load-bearing surface that supports tractor trailers, containers, and heavy equipment without paving cost. Stabilized yards are common in IOS because they handle commercial truck weight and improve drainage at a fraction of full pavement cost. Surface type significantly affects lease rate.
Can I sell my industrial yard with the business attached?+
Yes. Many South Jersey IOS site owners also operate the business on the yard (trucking, drayage, equipment lessor, contractor). We coordinate the real estate sale alongside the business sale through our business brokerage practice, allowing one transaction with one closing instead of separate processes. This is particularly valuable for owner-operators planning retirement or seeking liquidity.

Next Step

Ready when
you are

Work with John & Justin

John Kelly, Broker(609) 790-6079 mobile  ·  (856) 681-4024 office
Justin Kelly, Broker-Associate(609) 444-9704 mobile  ·  (856) 681-4025 office

Tell us your acreage, surface, location, and timing. We respond promptly to every IOS inquiry. Phone is fastest for active deals.

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