Truck parking sites, entitled and ready.
The U.S. has a 200,000-stall truck parking deficit and a billion dollars of institutional capital looking for entitled sites. We're the merchant builder in between.
What OTR does.
OTR is North Star Group's site assemblage business for the industrial outdoor storage asset class — specifically, truck parking. We identify and entitle sites along documented deficit corridors, then sell or partner with the institutional operators and REITs deploying capital into the class. The methodology is the same NSG approach behind Eagles Flock, Albany Georgia, and CityPlan Ghana: study the corridor until the development concept emerges from the data, then package it for the buyer or partner already at the table.
The truck parking deficit is documented, measured, and unfixed.
The U.S. is short an estimated 200,000 truck parking stalls. The Federal Highway Administration has tracked this annually since 2014 through the Jason's Law study. Thirty-eight states report severe deficits. Drivers run out of hours and park on highway shoulders, off-ramps, and the curbs of closed truck stops. Industry surveys consistently rank parking the number-two concern in trucking, behind only fuel cost.
The deficit is not a perception problem. The American Transportation Research Institute estimates drivers lose roughly an hour per shift looking for parking — translated into wage cost across the U.S. driver workforce, that's billions of dollars per year of unpaid search time. Fleets pay it as driver wages and lost productivity. Drivers pay it as personal time and safety risk.
The federal response — Jason's Law itself, periodic FHWA appropriations, the Highway Infrastructure Program — has funded study after study but built only a small fraction of the stalls needed. The market is now solving what the public sector has not.
Institutional capital arrived. The bottleneck is site supply.
Beginning in 2023, the truck parking shortage became an institutional asset class. GreenPoint Partners launched an industrial outdoor storage portfolio at the half-billion-dollar scale. Outpost — the largest dedicated truck parking operator — has now built that to over a billion dollars publicly committed and roughly thirty sites. Other industrial outdoor storage REITs and family offices entered the class behind them. The capital is here.
What's not here is site supply at the pace capital wants to deploy. Outpost's CEO has stated publicly that site selection and entitlement is the company's binding constraint — not money. Each truck parking facility is a real estate deal that involves zoning analysis, environmental clearance, road access, utility planning, and community approval. The skill set is rare and the work doesn't scale linearly with funding. Outpost opens roughly six new sites a year. The class wants ten times that.
A merchant builder that can find, entitle, and deliver sites at scale captures a markup on every parcel sold to the institutional operator. The model is the standard pre-development pattern that built U.S. retail, self-storage, cell towers, and EV charging. It's now opening in industrial outdoor storage.
NSG has the development methodology and the platform stack.
OTR runs inside North Star Group, which has been doing site-driven development since the 1990s. The methodology is documented and proven: study the property until the development concept emerges from its inherent possibilities. Eagles Flock — a property others read as a floodway liability — became one of the last undammed rivers of its length in the U.S. with an expedition concept, a marina, and a park. Albany Georgia uses a mortgage revenue bond structure for workforce housing. CityPlan Ghana found an institutional credit path on a billion-dollar-scale medical city other developers had stalled on.
The platform stack that supports OTR was built for the broader NSG portfolio and translates directly to truck parking site assemblage:
iVerify
GIS parcel overlay platform already operating in Forrest County, Mississippi and Dougherty County, Georgia. Extends to truck parking screening — interchange geometry, AADT, FEMA, soil, water table, distance-to-competition.
Hoffman Reports / ProHRHQ
Carrier intelligence platform covering 4.4 million FMCSA records. Identifies which carriers are domiciled in or run a given corridor — demand-side data the IOS asset class has no equivalent source for.
Modular
Real estate financial modeling platform handling total development cost, sources and uses, debt service, IRR. The OTR per-site pro forma lives in the same toolkit that models Serenity Village and the Liberia housing pilot.
Grants Portal
Federal funding identification including Highway Infrastructure Program, USDA Business & Industry, SBA 504. Non-dilutive capital paths into entitlement and predevelopment that pure-play operators don't pursue.
Aburi
Spatial plan documentation system for large-scale developments. Adapts to truck parking master plans for facilities at scale.
MapArea
Offline GPS mapping for on-site survey work where cell coverage is unreliable. Useful in rural corridor segments where most parking gaps actually sit.
The I-95 NC / SC / GA corridor first.
The biggest visible gap in the U.S. truck parking deficit map sits along Interstate 95 between Coral Springs, Florida and Clifton, New Jersey — roughly 1,200 miles of the highest-volume freight corridor in America passing through three states that the Jason's Law data classifies as severe-shortage. Outpost has no facilities in that span. Truck Parking Club and the rest of the marketplace operators have thin coverage. The institutional supply gap is at its sharpest in that segment.
OTR's first phase produces a plan document covering five to six candidate sites in the corridor. The document is the deliverable that opens conversations with carriers running the corridor and with the institutional buyers funding the asset class. Components:
- Corridor strategy: documented Jason's Law deficit, Outpost site overlay, freight volume, freight composition.
- Site-by-site one-pagers: location, acreage, traffic counts, zoning posture, estimated cost basis, site-level pro forma.
- Aggregate financial summary: deployment timeline, total capex, cash flow if all five built.
- Partnership structures: anchor tenant lease terms, equity partnership terms, or sale to institutional buyer.
The plan costs roughly ten to fifteen thousand dollars to produce — corridor drive, traffic and zoning research, document design. That investment unlocks the conversations that fund deployment. After the plan exists and a partner commits, capital deploys against options on the first one or two sites.
Three to four hundred thousand dollars of working capital.
That capital covers twelve months of operations after the plan document is complete: site option fees on two to three parcels, engineering studies, permit fees, legal, travel, and the iVerify overlay extension that screens the corridor at the GIS layer. Returns are realized at each site sale — standard merchant builder economics, two to three times the cost basis per site, with capital recycling into the next sites after the first two close.
Partners can engage in three ways. Equity partnership in an OTR-managed LLC, taking a share of each site sale. Anchor tenant lease for carriers that run the corridor and want consistent parking inventory at locked rates. Sale of entitled sites to institutional buyers — Outpost, GreenPoint Partners, industrial outdoor storage REITs already deploying capital in the class.
The methodology is the same as Eagles Flock and CityPlan Ghana. The asset class is documented and capitalized. The corridor gap is real. The platform stack to execute is already in place.