SCOTTSDALE, AZ — January 15, 2026 — An industrial outdoor storage (IOS) property at 240 S Country Club Drive in Mesa, Arizona, has sold for $2,600,000, reflecting a price of $279.57 per square foot on the 9,300-square-foot building. The transaction, facilitated by the Sheehan | Schumacher Industrial Team at Rein & Grossoehme Commercial Real Estate (RGCRE), underscores the sustained investor appetite for yard-intensive industrial assets across the Phoenix metropolitan area.
The sale closed on January 15, 2026, and adds another institutional-quality data point to the Phoenix IOS market, a segment that continues to attract capital due to chronic supply constraints and rising demand from logistics, construction, and fleet-based tenants.
Key Highlights
- Sale Price: $2,600,000
- Price Per Square Foot: $279.57
- Building Size: 9,300 SF
- Total Land Area: 1.44 acres (62,726 SF)
- Property Type: Industrial with Outdoor Storage / Yard (ISF)
- Location: 240 S Country Club Drive, Mesa, AZ
- Brokerage: Rein & Grossoehme Commercial Real Estate — Sheehan | Schumacher Industrial Team
- Brokers: Patrick Sheehan and Max Schumacher, SIOR
Deal Metrics at a Glance
| Metric | Value |
|---|---|
| Sale Price | $2,600,000 |
| Building SF | 9,300 |
| Land Area | 1.44 acres (62,726 SF) |
| Price / Building SF | $279.57 |
| Price / Land SF | $41.45 |
| Building-to-Land Ratio | ~14.8% |
Why This Transaction Matters
Land Value Driving IOS Pricing
One of the defining characteristics of industrial outdoor storage assets is a low building-to-land ratio — and this property is a textbook example. With only 14.8% of the 1.44-acre site covered by the 9,300-square-foot structure, the vast majority of the property's value is tied to the land and its permitted outdoor use. The effective price of $41.45 per land square foot reflects the premium buyers are willing to pay for functional, entitled yard space in infill East Valley locations.
"Industrial outdoor storage properties are among the most supply-constrained asset types in the Phoenix market," said Max Schumacher, SIOR, of Rein & Grossoehme Commercial Real Estate. "Zoning restrictions, neighborhood opposition, and municipal land-use preferences make it increasingly difficult to create new IOS inventory, which continues to push pricing higher on existing sites."
Strategic Location Advantages
The Country Club Drive corridor in Mesa provides strong access to the Loop 202 freeway system and sits within one of the East Valley's most active industrial nodes. IOS assets in this submarket serve a diverse tenant base ranging from contractors and equipment operators to specialty logistics providers requiring secured outdoor staging areas.
Patrick Sheehan, co-leader of the Sheehan | Schumacher Industrial Team, noted that buyer demand for IOS properties along established East Valley corridors has remained resilient. "Investors recognize that these assets are functionally irreplaceable in many submarkets. The combination of entitled outdoor storage, a functional building, and proximity to major transportation arteries makes properties like 240 S Country Club Drive highly competitive in the market."
Market Context
The Phoenix industrial real estate market continues to see strong fundamentals heading into 2026, with particular intensity in the IOS and yard-based segments. Nationally, industrial outdoor storage has emerged as one of the fastest-growing niche property types, attracting institutional capital that historically focused on traditional warehouse and distribution assets. In the Phoenix metro area, the scarcity of properly zoned IOS sites — combined with sustained population and employment growth — has created a pricing environment where land value often exceeds the contribution of the improvements. Transactions like the 240 S Country Club Drive sale provide critical benchmarking data for owners, investors, and appraisers evaluating IOS assets across the region.
The Sheehan | Schumacher Industrial Team at RGCRE specializes in industrial landlord representation across the Phoenix metropolitan area and has tracked a consistent upward trajectory in IOS valuations over the past several years, making this asset class one of the most compelling investment segments in the Southwest.
About Rein & Grossoehme Commercial Real Estate
Rein & Grossoehme Commercial Real Estate (RGCRE) is a full-service commercial real estate brokerage based in Scottsdale, Arizona. The Sheehan | Schumacher Industrial Team, led by Patrick Sheehan and Max Schumacher, SIOR, specializes in industrial landlord representation across the Phoenix metropolitan area, with deep expertise in Industrial Outdoor Storage (IOS), single-tenant industrial, and multi-tenant flex properties. With over $525 million in total transaction volume, the team ranks among the top industrial brokerage teams in the Phoenix market.