Day One - 10/15Thursday, October 15, 2026 - PST

The economy continues to behave unusually. That is reflected in the commercial real estate market in various ways, including investor preferences. These shifting preferences have created incredible opportunities for IOS. How should we think about the economic outlook? Where is the IOS market headed? And how can investors capitalize on this opportunity?

A candid, high-level read on the IOS asset class entering 2026: supply/demand dynamics, rent trajectory, vacancy, and the macro crosscurrents shaping institutional strategy. Vacancy levels — how much runway is left?

• Vacancy levels — how much runway is left?
• Rents are now well above pre-pandemic levels: durable structural shift or mean reversion risk?
• IOS as a multi-billion-dollar market: what institutionalization really means at this stage
• Tariff turbulence, reshoring acceleration, and the supply chain reconfiguration dividend for IOS

With CRE lending still in transition and equity deployment discipline at a premium, what does the underwriting calculus look like for IOS acquisitions and recaps today? Cap rate compression: where pricing has moved and where it's vulnerable

• Cap rate compression: where pricing has moved and where it's vulnerable
• Debt market conditions — bridge vs. permanent, CMBS appetite, agency optionality
• Underwriting discipline: zoning certainty, power access, and site defensibility as key inputs
• Equity return expectations and how they're evolving against a high-rate backdrop
• Valuation gaps between buyers and sellers: are we closer to price discovery?

IOS is migrating from fragmented individual ownership to scaled institutional platforms. Platform vs. one-off acquisition strategies: which is winning?

• What are the mechanics of that transition — and what does it mean for deal flow, pricing, and operations?
• Platform vs. one-off acquisition strategies: which is winning?
• How institutional capital is reshaping broker relationships and off-market deal access
• Operational infrastructure at scale: property management, tenant mix, and NOI optimization
• What smaller owners/operators need to know to position for exits or partnerships
• Where the remaining fragmentation is — and who's best positioned to consolidate it

During lunch, we invite you to join one of our engaging roundtable discussions. Each table will focus on a specific theme, providing an opportunity to connect with peers, share insights, and explore ideas in a collaborative setting.

The tenant dilemma: Underwriting non-traditional & credit-light occupants
Creative underwriting structures, credit enhancements, and security deposit strategies to safely capture high-yield revenue from regional and credit-light IOS users.

Environmental due diligence: Navigating legacy contamination & brownfield risks
Uncovering Phase I/II surprises, leveraging specialized insurance and lease structures to insulate your portfolio from historical site liabilities.

Property management at scale: Tech, security, and remote operations
Technology, automated gate systems, and remote monitoring tools required to efficiently operate and secure a geographically dispersed portfolio of unpaved assets.

A candid one-on-one conversation with a senior IOS platform leader on strategy, culture, deal conviction, and what it actually takes to build at scale in this asset class.

• What differentiates a durable platform from an opportunistic aggregator
• The hardest operating and investment decisions of the past 12 months
• Competing for talent, deal flow, and capital in a crowded institutional market
• Where they see the most compelling risk-adjusted opportunity in 2026–27

Supply is structurally limited — not just by land scarcity, but by an increasingly hostile entitlement environment. This session unpacks the regulatory front lines of IOS site creation.

• How municipal opposition to truck-heavy uses is tightening new site entitlements
• Zoning risk in underwriting: how to price what you can't fully see
• Strategies for navigating local government relations, community opposition, and permitting timelines
• The role of infill vs. greenfield development in a constrained supply world
• Legal and advocacy tools for protecting and expanding IOS use rights

California may be one of the most difficult markets in the country to develop new Industrial Outdoor Storage, but that scarcity is exactly what can make existing IOS sites so valuable. In California, infill locations, restrictive zoning, high land costs, entitlement risk, and competing land uses are creating a widening gap between tenant demand and available supply.

• Why California IOS is different: zoning, entitlement, community opposition, environmental requirements, and the structural barriers to creating new supply
• Who is driving demand: contractors, logistics users, utilities, fleet operators, building materials companies, equipment rental, and other service-oriented tenants
• The scarcity premium: when limited supply translates into higher rents, stronger tenant retention, and durable asset value
• Basis matters: how investors can underwrite California IOS when land values and replacement costs are substantially higher than in secondary markets
• Where the opportunity still exists: identifying overlooked infill submarkets and acquiring assets before institutional capital fully prices in IOS scarcity

As power constraints intensify and demand for industrial land accelerates, IOS operators, data center developers, EV fleet operators, logistics users, and industrial occupiers are increasingly targeting the same sites. What happens when access to power becomes more valuable than access to highways? How are investors underwriting power availability, and which asset classes will capture the greatest share of future infrastructure investment?

• Is power availability becoming the primary driver of industrial land values?
• How data centers, IOS, logistics facilities, and EV fleets are competing for sites
• The impact of utility constraints on acquisitions, development, and underwriting
• Strategies for securing power in today's development environment
• How municipalities are balancing competing infrastructure demands
• Where investors are deploying capital across industrial, infrastructure, and digital assets
• Forecasting the next wave of demand for industrial land

Supply chain restructuring is redrawing the map of industrial demand. Where is IOS activity forming — and why — as American manufacturing and logistics infrastructure reshapes itself?

• Reshoring and nearshoring tailwinds: which corridors and MSAs are seeing the most direct benefit?
• Port realignment and modal shifts: inland IOS demand following freight reconfiguration
• Global commodities volatility and its downstream effects on construction materials storage demand
• E-commerce and last-mile logistics: IOS as a critical node in the modern supply chain
• Long-term demand durability: structural shift or cyclical tailwind?