Industrial Outdoor Storage
Secured yards for trailers, containers, equipment, and fleet parking with limited new supply.
Industrial Outdoor Storage · Small-Bay Industrial
Unlocking value in Industrial Outdoor Storage.
We acquire, improve, and operate the yards, contractor sites, and small-bay industrial properties that keep supply chains and infrastructure moving. Our team underwrites these assets as owners, builders, and tenants — not as spectators.
1,200+
Properties Evaluated
18
Transactions
$140M+
Capital Deployed
9
States
1.4M
Square Feet Managed
How We Create Value
A repeatable five-stage operating plan.
Every asset moves through the same disciplined sequence, executed by a team that has built, leased, and operated industrial property directly.
- 01
Acquire
Direct-owner sourcing and disciplined underwriting on yards, small-bay parks, and industrial land.
- 02
Improve
Grading, paving, drainage, fencing, lighting, and building scopes priced from real construction experience.
- 03
Lease
Leasing to trucking, construction, utility, and service tenants whose operations we understand firsthand.
- 04
Stabilize
Professional operations, expense discipline, and durable rent rolls with structured escalations.
- 05
Exit
Sell or recapitalize when the value-creation plan is complete and pricing rewards the work.
Target Assets
Property types we acquire.
Land-heavy, service-oriented industrial real estate in supply-constrained submarkets.
Industrial Flex
Small-bay flex product combining warehouse, shop, and attached office for service businesses.
Contractor Yards
Fenced yards with shop and office space serving construction and infrastructure contractors.
Truck Facilities
Terminals, cross-docks, and maintenance facilities near freight and interstate corridors.
Equipment Storage
Laydown and storage yards for equipment rental, utility, and industrial supply operators.
Industrial Land
Entitled or entitleable land improved into income-producing outdoor storage.
Industries We Serve
Tenants who need yard, not just square feet.
Our tenants run trucks, crews, and equipment. They need secured outdoor storage, heavy parking, shop space, and attached office — and they value a landlord who understands the operation.
- Construction
- Logistics
- Fleet Operations
- Utilities
- Infrastructure
- Industrial Services
- Equipment Rental
For Property Owners
Looking to sell an industrial property?
We buy directly, close on our own capital, and do not re-trade. Most conversations begin with a short call and an indicative range within a few days.
- Asset types
- IOS, contractor yards, truck terminals, small-bay industrial, industrial land
- Site size
- 1 – 25 usable acres
- Check size
- $1M – $25M per transaction
- Condition
- Vacant, underutilized, deferred maintenance, or fully leased
For Investors
Institutional investment opportunities.
Accredited investors partner with us on individual assets and programmatic industrial strategies, supported by transparent reporting and a secure document portal.
- Quarterly Reporting
- Capital Calls
- Performance Tracking
- Tax Documents
- Investment Updates
- Secure Portal
Investor Portal
Q2 2026Capital Account
$1,240,000
Distributions to Date
$186,400
Net Multiple
1.38x
Cumulative distributions
Holdings
- Eastgate Industrial YardOperating1.42x
- Northline Truck TerminalImproving1.18x
- Midway Small-Bay Flex ParkOperating1.61x
Featured Portfolio
Where we own and operate.
A representative view of current holdings, assets under improvement, and realized exits.
Active markets — central and southeastern United States
Operating
Eastgate Industrial Yard
Columbus, OH · Industrial Outdoor Storage
Stabilized IOS yard serving regional trucking and utility contractors along an interstate corridor.
View property detailIndustrial Outdoor Storage
OperatingEastgate Industrial Yard
Columbus, OH
Stabilized IOS yard serving regional trucking and utility contractors along an interstate corridor.
- Site
- 6.4 acres
- Building
- 8,200 SF
- Acquired
- 2023
Truck Terminal
Under ImprovementNorthline Truck Terminal
Fort Worth, TX
Cross-dock terminal with excess trailer parking undergoing yard expansion and dock modernization.
- Site
- 11.8 acres
- Building
- 22,500 SF
- Acquired
- 2024
Contractor Yard
OperatingShale Ridge Contractor Yard
Oklahoma City, OK
Fenced contractor yard with shop and office leased to an infrastructure services operator.
- Site
- 9.2 acres
- Building
- 12,000 SF
- Acquired
- 2023
Investment Philosophy
Discipline at every stage of the hold.
We would rather pass on ten deals than force one. The plan is written before we buy and measured after we close.
- 01
Source
Direct owner relationships, tenant referrals, and broker coverage in target submarkets.
- 02
Underwrite
Yard-first diligence: legal use, surface, drainage, circulation, power, and market rents.
- 03
Acquire
Clean terms, funded diligence, and certainty of close for the seller.
- 04
Improve
Self-directed construction scopes that raise usable yard and tenant quality.
- 05
Lease
Rents and structures informed by operating as a tenant in the same asset class.
- 06
Stabilize
Operations, reporting, and expense control that hold NOI through cycles.
- 07
Exit
Disciplined hold periods with exits driven by plan completion, not market timing.
Why Kolar Capital
Owners, builders, and users of the same assets.
Our edge is not a proprietary model. It is direct experience in construction, operations, and tenancy across the exact property types we buy.
Construction Expertise
We price and manage yard and building scopes internally, so improvement budgets reflect real cost, not guesswork.
Operational Experience
Day-to-day commercial operations experience across industrial assets and service businesses.
Tenant Perspective
A principal leases IOS space as a user, which shapes how we design yards, gates, and lease terms.
Capital Relationships
Long-standing relationships with private investors and lenders who move quickly on the right asset.
Disciplined Underwriting
Consistent criteria, conservative leverage, and a willingness to pass on deals that do not fit.
Long-Term Partnerships
We aim to be a repeat counterparty for sellers, brokers, tenants, and investors alike.
Leadership
A principal-led team.
Construction, development, operations, and capital markets under one roof.
Principal — Acquisitions & Capital Markets
Managing Partner
Leads sourcing, underwriting, and capital formation. Background spans commercial real estate investing and capital markets, with a focus on industrial and land-heavy assets across the central United States.
LinkedInPrincipal — Operations & Construction
Managing Partner
Owns and operates an industrial servicing company and has personally leased numerous IOS properties. Directs construction scopes, yard improvements, and property operations from a tenant's point of view.
LinkedInPrincipal — Development
Partner
Brings residential and industrial development experience to entitlement, site work, and value-add execution — from grading and drainage through building repositioning.
LinkedInInsights
Research on industrial outdoor storage.
Market reports, underwriting frameworks, and education for owners and investors.
Market Report
Why Industrial Outdoor Storage Is Structurally Supply Constrained
Zoning attrition, rising land values, and infill redevelopment continue to shrink the usable IOS inventory in nearly every major logistics market.
July 14, 2026 · 6 min read
IOS Education
Underwriting a Yard: What Most Buyers Miss
The building is rarely the asset. A practical framework for evaluating surface, drainage, turning radius, power, and legal use before you sign.
June 2, 2026 · 8 min read
Industry Update
Small-Bay Industrial: The Case for Tenant Granularity
Diversified rent rolls of local service businesses can produce more resilient cash flow than a single-tenant big-box lease.
April 21, 2026 · 5 min read
Ready to discuss your property or investment goals?
Whether you own an industrial asset or want to invest alongside us, the conversation starts the same way — directly with a principal.