What is industrial outdoor storage (IOS)?

IOS is industrial land used mainly for outdoor storage and parking of trucks, trailers, containers and equipment, usually with a small building and low site coverage. Buyers value it for scarcity: zoning rarely allows new IOS sites near major metros.

How do I sell an industrial property off-market?

Register the property with us confidentially. We value it, compare it against our buyers’ active buy boxes and introduce only the buyers who fit. Offers come to you privately, with no public listing.

What is my industrial property worth?

It depends on zoning, acreage or square footage, site coverage, access and current buyer demand in your market. Our confidential valuation prices it against what active buyers are paying today, at no cost.

How does industrial buyer representation work?

You give us a buy box: markets, size, zoning, price and timing. We screen every qualifying parcel, approach owners directly, qualify the sites and manage the deal from LOI to closing, before a property is ever listed.

Aerial view of an industrial district with warehouses below a forested ridge

Industrial AdvisoryTop 50 MSAs

Our principals have advised on more than $4 billion of real estate transactions

Titan Capital Advisors is an industrial real estate advisor. We help institutional funds, family offices, and private buyers acquire industrial outdoor storage (IOS), small-bay, and flex industrial off market. We also help owners sell their properties to pre-qualified and all-cash buyers.

A team of 15+ across real estate, computer science, mathematics and marketing, including PhD-trained mathematicians and engineers.

I am here to

Explore

Map of the United States marking the Raleigh headquarters, offices in New York and San Francisco, and major target markets

Headquarters
Titan Offices
Major Markets

Our Coverage

Headquartered in Raleigh, with offices on both coasts

Raleigh, NCHeadquarters
New York, NYOffice
San Francisco, CAOffice

Team members: 15+
Offices: 3
Target markets: 50

The Company

One advisor for both sides of the niche corners of industrial.

For buyers (institutional IOS funds, family offices, private and ultra-high-net-worth capital), we take a confidential mandate and source the property, usually before it is ever listed. For owners, we run a confidential sale: a valuation and a short list of qualified buyers.

Our Team

Real Estate

Brokerage, acquisitions, capital raising and underwriting across IOS, small-bay and flex industrial, on both the buy and sell side.

Computer Science

Engineers who build the data systems we use to find properties and owners before a listing exists.

Mathematics

PhD-trained mathematicians behind the models that price our buyers’ offers and owners’ valuations.

Marketing

Discreet owner outreach and private buyer communication that turn data into conversations and closed deals.

Services

Built around buyers. Trusted by owners.

01 — Buyer Representation

Confidential acquisition mandates for funds, family offices and private buyers. We source against your buy box, qualify every lead and negotiate from your side of the table.

02 — Off-Market Sourcing

We research parcels across zoning, site coverage and ownership to find qualifying sites before they list. Then we approach the owner directly and discreetly.

03 — Owner Advisory & Confidential Sale

For owners ready to sell, or just curious: a confidential valuation, then a private process with a few pre-qualified buyers. No public listing, no marketing blast.

04 — Transaction Management

From LOI to closing, including diligence, rent, sale and zoning context, run on the timeline an investment committee or a family needs.

Active Buy Boxes

Own one of these? A buyer is waiting.

Outdoor Storage Yards

3 to 15 acresDallas & Austin, TX

Flex / Industrial

100,000+ Square FeetMiami & Orlando, FL

Industrial Land Assemblage

3 to 15 acresCentral & Northern NJ

Flex / Industrial

50,000+ Square FeetPhiladelphia & Lehigh Valley, PA

Outdoor Storage Yards

1 to 10 acresRaleigh, Charlotte & Triad, NC

Small-Bay Industrial

20K to 150K Square FeetNorthern Virginia

Asset Focus

Outdoor Storage Yards

Paved and stabilized yards for equipment, vehicles and containers.

Small-Bay Industrial

Shop and warehouse buildings for local operators with smaller suite sizes.

Flex / Industrial

Buildings that combine office, showroom and warehouse space.

Process

Two tracks, one standard

Buyers and owners each get a dedicated process, and none of it depends on a public listing.

If you are buying

Mandate

Your buy box: markets, size, zoning, price and timing.

Source

We screen every qualifying parcel in the target market and approach owners directly.

Qualify

Zoning, coverage, flood and environmental are reviewed before a site reaches your desk.

Close

LOI, diligence and closing, managed for you.

If you are selling

Valuation

A confidential view of what your property is worth to today’s buyers.

Match

We put it in front of a short list of buyers whose buy box already fits.

Offers

Private offers from vetted, funded buyers.

Close

LOI to closing, managed for you, with no listing and no public trail.

“Industrial land: they’re not zoning any more of it.”

Titan Capital Advisors

Market Insights

Research from the niche corners of industrial

View all insights

Aerial view of an infill industrial district with warehouses along a main road

Infill IndustrialReport

The Denominator Problem: Why Infill Industrial Supply Can’t Catch Up

Infill industrial land is priced the way most scarce assets are: by the capital allocated to it divided by the acres entitled to hold it.

October 2026Read

Distribution List

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Off-market IOS, small-bay and flex industrial opportunities and market research — sent to buyers, owners, and capital partners.

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For Owners

Register your property

Tell us what you own once. You get a confidential valuation, and a note whenever an active buyer’s criteria match your property. No listing, no obligation.

FAQ

Questions buyers and owners ask us

Straight answers on industrial outdoor storage, off-market deals and how we work.

What is industrial outdoor storage (IOS)?: IOS is industrial land used mainly for outdoor storage and parking of trucks, trailers, containers and equipment, usually with a small building and low site coverage. Buyers value it for scarcity: zoning rarely allows new IOS sites near major metros.
How do I sell an industrial property off-market?: Register the property with us confidentially. We value it, compare it against our buyers’ active buy boxes and introduce only the buyers who fit. Offers come to you privately, with no public listing.
What is my industrial property worth?: It depends on zoning, acreage or square footage, site coverage, access and current buyer demand in your market. Our confidential valuation prices it against what active buyers are paying today, at no cost.
How does industrial buyer representation work?: You give us a buy box: markets, size, zoning, price and timing. We screen every qualifying parcel, approach owners directly, qualify the sites and manage the deal from LOI to closing, before a property is ever listed.
Which markets does Titan Capital Advisors cover?: The top 50 US metro areas, with the deepest coverage in North Carolina, Florida, Texas, Georgia, South Carolina, New Jersey, New York, Pennsylvania, Virginia and Delaware. We are headquartered in Raleigh, NC, with offices in New York and San Francisco.

Contact

Buying or selling, start a private conversation.

Share your buy box Request a valuation

The Desk

contact@titancapitaladvisory.com

Markets

North Carolina · Florida · Texas · Georgia · South Carolina

New Jersey · New York · Pennsylvania · Virginia · Delaware

Remaining Top 50 MSAs