ACREX · CALDWELL, NJ
Industrial Outdoor Storage & Truck Terminals in NJ
Lease or sell truck, trailer and outdoor storage land.
Truck terminals, trailer parking, container yards and contractor storage. Owners with paved, fenced, well-zoned land are in demand.
IOS market facts
Real Estate NJ, Aug 2026: northern NJ five-year rent growth was around 110% for both IOS and bulk warehouse, citing Newmark.
Real Estate NJ, Aug 2026: an institutional buyer paid about $10 million for a 1.44-acre Moonachie IOS portfolio, nearly $7 million per acre.
Fennelly Associates: Central NJ IOS sites lease at $8,000 to $10,000 per acre; IOS vacancy was 2.5% in Q4 2025 vs 6.7% for conventional industrial (CBRE data via CRE Daily).
Real Estate NJ, Aug 2026: buyers priced out of the port region, the Meadowlands and South Plainfield are looking along I-80.
What buyers and tenants check
Zoning: truck parking, repair, outdoor storage and container stacking as permitted uses.
Usable acres, surface (paved or stone), fencing, lighting and drainage.
Access: distance to the Turnpike, I-80, I-287, Route 3 and the port.
Building: office, shop bays and drive-in doors.
Trailer parking: tenants commonly want at least one extra trailer stall per dock door (Cushman & Wakefield).
IOS-type approvals in the AcreX sheet
16 truck, trailer, container, equipment or contractor storage projects in the six counties, from public board records, as of October 24, 2026:
IV5 1100 Newark Turnpike truck/trailer redevelopment, Kearny (Hudson County): approved.
Titan Filosa - 15,037 sf accessory warehouse for trucking facility, Jersey City (Hudson County): pending.
651 Tonnele Avenue LLC - 53,072 sf truck terminal, Jersey City (Hudson County): pending.
120 Arlington Ave outdoor truck parking (second principal use), Bloomfield (Essex County): pending.
Drobach equipment rental warehouse/outdoor storage, 2232 Route 22 East, Union (Union County): approved.
125 Long Ave Associates trailer storage, 216-226 Route 22, Hillside (Union County): approved.
265 Newark Pompton Turnpike pole barns, Wayne (Passaic County): pending.
1061-1065 Main Ave LLC towing and vehicle storage, Clifton (Passaic County): approved.
Grip Tight Tools - offices, warehouse and outdoor storage, 1060 Commerce Ave, Union (Union County): approved.
Heritage Pool Supply - renovate existing warehouse for 2 tenants with outdoor…, Totowa (Passaic County): approved.
Anthonys Towing - a use variance and a site plan waiver to use existing…, Clifton (Passaic County): approved.
20 Sammis Ave LLC - site plan for industrial site; amended to retain 414 sf…, Dover (Morris County): approved.
273 New Road, LLC - D variance for three principal uses in one tenant space and…, Parsippany-Troy Hills (Morris County): approved.
50 Lackawanna Avenue LLC - site plan/D variance for outdoor storage of shipping…, Parsippany-Troy Hills (Morris County): approved.
Allan Cortiana Jr. - use variance for contractor storage, 759-763 Macopin Road…, West Milford (Passaic County): approved.
Kenvil United Corp. - expansion of non-conforming crane-rental use with outdoor…, Mine Hill (Morris County): approved.
Where IOS demand concentrates
For owners
Owner questions
What is industrial outdoor storage (IOS)?
Land used mainly for parking, storing and servicing trucks, trailers, containers, vans or equipment, usually with a small building. Investors also call it low-coverage industrial.
Are IOS rents rising in northern NJ?
Yes. Real Estate NJ (Aug 2026) reports five-year rent growth of around 110% for both IOS and bulk warehouse in northern New Jersey, citing Newmark. Nationally, Newmark found IOS rents rose 123% from 2020 to September 2025.
What matters most when leasing or selling an IOS site?
Zoning. Buyers look for the broadest list of permitted uses, such as truck parking, repair and outdoor storage. Sites near Port Newark-Elizabeth also need approval for container stacking (Real Estate NJ, Aug 2026).
How is an IOS site priced?
Mostly by usable acre, not building square feet. In Central NJ, Fennelly Associates reports IOS leasing at $8,000 to $10,000 per acre. AcreX prices each site against its zoning, access and surface.
Talk to AcreX
Book a consultation with Jonathan Libock · Call (201) 694-6463 · jon@acrex.co
Sources: Real Estate NJ, “Site strategy” (Aug 18, 2026); Fennelly Associates; Cushman & Wakefield, “The industrial spec sweet spot”; AcreX pipeline sheet, Commercial tab, as of October 24, 2026. Updated November 2, 2026.