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Metz Industrial Group - two decades of IOS experience distilled

MIG has created a comprehensive white paper on the broader IOS space with particular detail on one of the deepest IOS markets in the country: New Jersey

Author

Matt H
April 16, 2026

If you're serious about Industrial Outdoor Storage, this is worth your time.

Jordan Metz and the team at Metz Industrial Group (MIG) just released a comprehensive IOS Market Intelligence Report - and it’s one of the most thorough publicly available analysis of this asset class we've come across.

MIG has been executing IOS transactions in New Jersey since 2008 - before the asset class had a name and before institutional capital knew it existed. They helped advise the institutional funds, capital groups, and valuation firms that wrote the IOS playbooks now being executed at scale.

INSIDE THE REPORT:

  • What IOS actually is (and what it isn't)

  • The full tenant universe - it's not just ports and trailers anymore

  • Why new supply cannot solve the problem

  • The rent story: $2,000 to $40,000 per acre per month

  • The institutional capital wave - who's in and how much

  • The investment thesis and cap rate convergence argument

  • The NJ corridor breakdown by submarket tier

Download the report here →

IOS went from a footnote in industrial real estate to one of the most aggressively pursued asset classes in commercial real estate. Rents tripled. Vacancy compressed to levels unseen in any other industrial subcategory. Billion-dollar funds were raised specifically - and exclusively - to aggressively acquire IOS sites.

The IOS tenant base is no longer a port story. It is an everything story. Equipment rental firms alone need thousands of locations. Add the construction trades, utility contractors, environmental services, and now battery storage developers and EV fleet charging operators - and you begin to see the true scale of structural demand.

Download the report here →

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