Credit-Tenant NNN Industrial Outdoor Storage 5305 Garden Ln 2,004 SF Industrial Building Tampa, FL 33610 $1,650,000 ($823.35/SF) 7.89% Cap Rate

5305 Garden Lane is a fully tenanted Industrial Outdoor Storage (IOS) asset offering clean, current cash flow under an absolute triple-net commercial lease with AutoBase LLC (operating under the VMS Solutions brand under an FDOT "Road Rangers" contract) through February 2028, plus a one-year renewal option through February 2029, alongside supplemental, inflation-protected income from a long-term Clear Channel Outdoor billboard ground lease.
The property is being sold strictly as-is; the seller makes no representations or guarantees regarding lease extensions, and prospective buyers will be provided with tenant contact details and underlying FDOT contract documentation to conduct their own outreach post-closing. VMS Solutions has continuously secured these FDOT contracts due to strict location requirements, necessary proximity to highway access, and limited market competition—making a lease renewal likely, though not guaranteed, which is directly reflected in the asset’s attractive, above-market cap rate. VMS utilizes the site as a critical regional fleet storage, dispatch, and crew staging facility with significant relocation friction, while the highly permissive CG (Commercial General) zoning in unincorporated Hillsborough County supports current operations and preserves flexible future-use pathways. Strategically positioned along the supply-constrained Interstate 4 corridor near US Highway 92 and downtown Tampa, this offering represents a rare convergence of current credit-backed income and long-term land value in a prime submarket.

AutoBase LLC (operating under the VMS Solutions brand) is a national fleet management and vehicle operations company with a multi-decade operating history serving utility providers, telecommunications operators, municipal governments, and transportation authorities across the United States. AutoBase is part of the AutoBase Holdings LLC corporate structure following a 2025 ownership transaction. The tenant occupies the site as a regional fleet storage, dispatch, and crew staging facility — a built-out operational footprint with significant relocation friction and high renewal probability.

Clear Channel Outdoor is one of the largest outdoor advertising operators in the United States, with billboard structures positioned to capture I-4 corridor traffic. The lease structure provides a guaranteed annual floor plus percentage participation in net billboard revenues, allowing the income to grow with billboard advertising market rates over time. The lease's 30-year initial term and auto-renewal provisions make this a long-term, effectively perpetual income stream.

The property is zoned CG (Commercial General) — among the most permissive commercial zoning categories in unincorporated Hillsborough County. CG permits commercial, light industrial, outdoor fleet storage, truck parking, contractor yard, retail, and a broad range of permitted-by-right uses. This zoning flexibility supports current tenancy without restriction and preserves multiple future-use pathways for buyers contemplating eventual repositioning, expanded operations, or redevelopment.

Located directly on the Interstate 4 corridor with frontage along US Highway 92, approximately 6 miles east of downtown Tampa and immediately east of the Florida State Fairgrounds and the Seminole Hard Rock Hotel & Casino. The I-4 corridor is the Southeast's primary east-west logistics spine and one of the most supply-constrained IOS submarkets in the country. Tampa IOS land prices increased approximately 28% from 2023 to 2025, with infill sites consistently trading between $600,000 and over $1,000,000 per acre.

A rare convergence of income, optionality, and location. Income today from two creditworthy national tenants. Premier I-4 location in a submarket where comparable infill IOS land does not come available. Comprehensive offering package, lease abstracts, and detailed pro forma available to qualified buyers under NDA.
All Reasonable Offers and Terms Considered. Brokers Protected.