How to scale a 20,000-Space Parking Business

April 1st, 2025

Welcome to Rig Hut - Striving to be the pinnacle of industrial commercial parking solutions.

Truck parking is undergoing a major transformation, shifting from a fragmented, informal industry to a more organized, structured, and highly investable asset class. The trucking industry’s rapid growth has led to an increasing demand for reliable and secure parking spaces, while the supply of available parking spots remains limited. This gap has created a unique market opportunity for investors and operators alike. As more institutional investors begin to take notice of the sector’s potential, there is a growing interest in developing high-quality, managed truck parking solutions that can offer long-term profitability. Ron from Ronald Rohde Law sits down with Jake and Jose from Rig Hut, leaders in the field of automated remote truck parking management. Together, they dive deep into the latest trends, challenges, and opportunities that are driving the evolution of the truck parking industry. They discuss how technology, such as Rig Hut’s innovative platform, is helping operators streamline their operations, enhance efficiency, and meet the demands of an increasingly sophisticated customer base. Additionally, they explore the investment potential in truck parking, offering strategies for success in a market that is ripe for growth. Whether you’re an investor looking to diversify your portfolio or an operator seeking to optimize your facility, this discussion provides valuable insights into the future of managed truck parking.

Key Investment Insights and Industry Trends:

• Massive Supply & Demand Gap – There are 3 million registered trucks and trailers, but only 300,000 paid parking spaces, creating a huge opportunity for investors. Truck yards being replaced by warehouses, supply is shrinking, which will likely drive parking rates higher.

• Truck Parking as an Investment Asset – What was once an informal industry run by fleet owners is now a structured real estate investment class, with demand surging in metro areas.

• Key Factors for a Successful Truck Yard – Secure fencing, proper lighting, and surveillance cameras are essential. Investors should start with minimal improvements and expand based on demand.

• Market Location & Accessibility Matter – Yards should prioritize ease of highway access over raw distance, as truckers prefer straightforward routes with minimal turns and clearances.

• Industry Moving Toward Professionalization – Informal cash-only truck yards still exist, but technology-driven solutions like Rig Hut are making structured, managed facilities the future of the industry.

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^Transcript

_{Ron: Hey everyone, it's Ron from Ronald Rohde Law. Today, I’m sitting down with the founders of Rig Hut, an automated remote truck parking management service. If you're interested in iOS or managed truck parking, you’ll want to watch this interview. We’ll discuss the challenges and benefits of this growing industry.}

_{Jake, Jose—great to have you back!}

_{Jose: Thanks, Ron. Glad to be here.}

_{Ron: Jake, bring us up to speed. When we last spoke a year ago, you were already building an impressive portfolio. What’s changed since then?}

_{Jake: We’ve grown significantly. It’s tough to quantify, but we now manage around 20,000 parking spaces across 200 facilities. Thousands of drivers use our system, and this month alone, we processed over 5,000 transactions—equating to 15,000-18,000 paid parking spaces.}

_{Ron: That’s incredible! You guys are doing an amazing job. Jose, let’s talk about the market. Why is this such an attractive asset class, and why are investors taking notice?}

_{Jose: Initially, truck parking was run by fleet owners who rented out extra space. Now, it’s become a recognized investment opportunity. The demand for truck parking is surging, especially in metro and industrial areas like South Florida and North New Jersey. Investors, including those in your network, are realizing that truck parking complements their industrial properties. With platforms like Rig Hut and new tech solutions, it's easier than ever to capitalize on this growing need.}

_{Ron: Absolutely! The numbers are staggering—3 million registered trucks and trailers, but only 300,000 paid parking spaces. That’s a massive supply-and-demand gap. Jake, can you describe the typical yard setup?}

_{Jake: On average, our facilities range from 4 to 6 acres, though size isn’t the main constraint—it’s about market location and zoning. Smaller lots (under 2 acres) often get leased entirely by a single tenant. On the other hand, we manage some 100+ acre yards offering full services like fuel stations, trailer repair, leasing, and truck washes. But for a typical facility, 4-6 acres is the sweet spot.}

_{Ron: What about surface types and improvements?}

_{Jake: It varies by market. In high-demand areas like South Florida, where parking supply is scarce, you can get away with minimal improvements. Most new yards use compacted aggregate instead of asphalt or concrete due to cost. Last time I checked, paving an acre with asphalt cost around $50,000, whereas asphalt millings can be a fraction of that—sometimes even free if sourced from recent projects.}

_{Ron: So most yards are aggregate, but higher-end facilities still use asphalt or concrete. For investors looking to get started, you don’t need to overspend on paving. It’s more about securing the right location.}

_{Jose: Exactly. In real estate, location is the one thing you can’t change.}

_{Ron: What are the top three complaints from drivers?}

_{Jose: Before getting into that, let’s talk about basic amenities. Even if you're in a prime location, you’ll lose business to competitors with better infrastructure. At a minimum, yards need:}

• _{Secure, high-quality fencing}

• _{Proper lighting}

• _{Surveillance cameras}

_{Drivers and fleet operators care about where they store their assets, so these basics are essential.}

_{Ron: Makes sense. Now, about those common issues—}

_{Jose: The most frequent complaints we see are:}

1. _{Gate issues – Drivers running into gates or trouble accessing the yard.}

2. _{Parking disputes – Someone parked in the wrong spot.}

3. _{Visibility problems – Poor lighting makes navigation difficult, especially in larger lots.}

_{Many of these can be mitigated with better technology and management.}

_{Ron: About fencing—what’s the ideal setup?}

_{Jose: The priority is making it look secure and well-maintained. A six- or eight-foot chain-link fence is fine as long as it’s in good condition. You don’t necessarily need barbed wire. A clean, professional appearance reassures drivers that the facility is safe and managed properly.}

_{Ron: So investors shouldn’t overbuild—just meet basic city requirements and test the market first?}

_{Jake: Exactly. If you’re starting from raw land, do the minimum—fence, lighting, and a solid surface—then gauge demand. Don’t invest in expensive features like mechanized gates unless necessary. Some yards attract more monthly parkers, while others get daily drop-and-hook traffic. Let the market dictate your next steps.}

_{Ron: That’s a great point. Now, let’s talk about location. Investors often ask: How far from the highway can I be?}

_{My take: It’s not just about distance—it’s about ease of access. A yard seven minutes off an exit might be too inconvenient if it requires multiple turns, whereas a yard 10–15 minutes away but directly off the highway could be more desirable.}

_{Jake: Spot on. Think of it like towing a trailer—drivers prefer straightforward access without tight turns or low clearances. But again, the market dictates demand. If you already own a site, open it and see how it performs. If you’re selecting a new location for nightly parking, aim for highway proximity, since that’s where you’ll compete with truck stops.}

_{Ron: Jose, do you disagree?}

_{Jose: No, but I’ll add that there’s no universal formula. Investors need to put in the work—physically visit markets, follow trucks, and see where they’re parking. You might think there’s no competition, but once you explore, you’ll find a mix of high-end facilities and makeshift lots that still stay full. Understanding the local landscape is key.}

_{Ron: That’s great advice. I want to ask Jose about small, informal truck yards—those with hand-painted signs and cash-only payments. With some carriers now reimbursing for parking, how many drivers are moving away from these traditional yards because they lack proper receipts or tax documentation? Are we seeing a shift toward more structured, professional truck parking solutions?}

_{Jake: Absolutely. The industry is moving toward more professional facilities. Drivers parking in hidden yards with stenciled signs likely aren’t seeking reimbursement—many are local drivers on short routes. That said, informal yards are still everywhere, and there’s significant opportunity for those willing to invest. Some people assume the ship has sailed on outdoor storage and truck parking, but that’s not the case. You just have to look beyond online searches—drive around or use satellite images to spot potential locations.}

_{Ron: Exactly. Google searches are just the first step. The real opportunity lies in taking these inefficiently run yards, investing in them, and turning them into professional facilities with online booking, credit card payments, and proper management. That’s where the biggest upside is.}

_{I get a lot of criticism on my YouTube channel from drivers who think parking should be free, but they acknowledge the problem without offering solutions. The reality is either the government will provide free parking—years down the line—or the private market will solve it, and that comes with a cost.}

_{Jake: Right. And speaking of ownership, how involved are truck yard owners? Are they hands-on, or do they manage remotely?}

_{Jake: Most owners aren’t on-site daily. Some use our software for customer support and billing, operating with minimal involvement. Others check in weekly. Many have full-time jobs or other businesses, and some own multiple yards across different states. One of our customers is even a physician who owns 20 yards.}

_{Ron: That makes sense. Industrial outdoor storage has minimal maintenance—no roofs, plumbing, or electrical systems like traditional buildings. The main concerns are maintaining the surface, security, and lighting. Even gates, while valuable, have low maintenance costs compared to full-scale facilities.}

_{Funny story—I heard about a guy in South Dallas who had brand-new gate motors stolen. Thieves used an angle grinder to cut the metal posts and hauled them away.}

_{Jake: Wow, that’s wild.}

_{Ron: Looking ahead, what’s the future of managed truck parking? Is there M&A activity, or are institutional investors getting involved?}

_{Jake: It’s still early, but we’re seeing consolidation. Larger operators are acquiring smaller ones, sometimes buying not just the real estate but the entire operation. Institutional capital isn’t fully in the space yet, but big checks are already being written. Investors are looking for clusters of well-located facilities to scale quickly.}

_{Ron: Exactly. Location drives value. If you’re 15 minutes outside Houston, demand might be low, but in constrained markets like Dallas, Atlanta, or DC, investors see real potential.}

_{Jake: Right. Over time, as mid-sized operators scale, they’ll be able to pay more competitive rents, bringing truck parking rates closer to other industrial outdoor storage users.}

_{Ron: Agreed. And supply is shrinking—every time a truck yard is replaced with a warehouse, we lose parking while increasing demand for it. That will push rates even higher.}

_{Jake: Absolutely.}

_{Ron: Thanks for joining us! We appreciate the insights. If you have questions, I’ll drop their contact info below. Don’t forget to like and subscribe—see you next time!}

_Conclusion

_{Truck parking is a growing and profitable sector, with opportunities for investors to capitalize on high demand, low supply, and increasing professionalization.}

_{Strategic Location Matters}

• _{Proximity to highways is not just about distance but also ease of access (straight routes, minimal turns).}

• _{Investors should physically visit sites to understand local demand instead of relying solely on online searches.}

_{Shift Toward Professional Facilities}

• _{Traditional informal cash-based yards still exist, but more drivers and fleets prefer structured parking solutionswith receipts and digital payments.}

• _{Investors can transform underutilized lots into modern, revenue-generating truck yards.}

_{Ownership & Future Outlook}

• _{Most truck yard owners operate remotely, some owning multiple locations while managing them through software.}

• _{Industry is seeing early consolidation, with larger operators acquiring smaller ones. Institutional capital is beginning to enter the space.}

• _{With truck yards being replaced by warehouses, supply is shrinking, which will likely drive parking rates higher.}

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