2026 Mid-Year Review Featured Company: Prescott IOS

Prescott IOS
Headquarters: Lincoln, MA
Founded: 2023
www.prescottios.com

What projects, initiatives, or types of work have been keeping your team busiest during the first half of 2026?
Prescott IOS has been working on behalf of larger regional Industrial Outdoor Storage (IOS) tenants and buyers looking to relocate or open new facilities. It is challenging to find properties that seem not to exist, but that is why we exist. We tell our clients: “We exist to find properties that don’t.” And it has been working very well.

What trends or shifts have stood out most to you so far this year within your industry?
The entrance of institutional buyers into the Industrial Outdoor Storage market has created challenges for tenants. These tenants have tended to be our clients, since we are focused on working with operating companies rather than investment groups. The issue is that many institutions purchase properties with expected rents that, at times, exceed what tenants can realistically afford while still making their branches work.

As a result, there may be a growing number of vacant IOS properties available for lease in the coming months. However, that bodes well for us because we are often able to find opportunities for our tenant clients that, again, don’t seem to exist.

What challenges or opportunities have had the biggest impact on your business during the first half of 2026?
Our ability to diagnose the viability of a listing or client opportunity is paramount to running a successful operation. The longer Prescott IOS is in business, the more ready, willing, and able we are to share what we believe the market rent or sale price is likely to be.

If a prospective client is woefully under- or overvaluing the market, we need to know when to advise them to adjust their expectations. And we are doing that.

As we look ahead to the second half of the year, what are you watching most closely?
We are watching whether development is going to come back. There are numerous Industrial Outdoor Storage properties that could potentially be developed into a higher and better use. However, if the economy remains stagnant, banks remain skittish about financing development, and property owners need to monetize the land they own, then building a smaller building rather than maximizing what could physically fit on the site may start to look more and more appealing.

If that happens, IOS development will become a more realistic option. That would obviously help our industrial clients tremendously.