MATT HUBERT
Executive Vice President | Investments
Blue Steel Development
mhubert@bluesteeldev.com
(773) 619-0554
EVAN SCROGGS, SIOR, CCIM
President & Managing Principal
Lee & Associates
escroggs@lee-associates.com
(225) 241-8616
LANCE GINN, SIOR, CCIM
Principal
Lee & Associates
lginn@lee-associates.com
(504) 252-5668
I N D U S T R Y | L O G I S T I C S | O P P O R T U N I T Y
STEEL 12
12
GULF SOUTH COMMERCE PARK
I-12 / LA-1088, MANDEVILLE, LA
NORTH SHORE SUBMARKET | NEW ORLEANS MSA
PAD SITES
AVAILABLE FOR
ANY SIZE USER
±1,000 ACRES
MASTER-PLANNED
INDUSTRIAL PARK
±200,555 SF
UNDER CONSTRUCTION
DELIVERING Q1 2027
12
1088
PARCEL 2-B & 2-C
Future Development
±209.35 AC
12
STEEL 12 @GULF SOUTH COMMERCE PARK
MASTER PARK SITE PLAN
GULFSOUTHCOMMERCEPARK.COM
PAD-READY SITES
Parcel 1-B
± 8.55 AC
Parcel 1-C
± 20.75 AC
Parcel 1-D
± 30.07 AC
919 AC
Contiguous
Acres of
Vacant Land
72 AC
Acres Cleared &
Shovel-Ready
209 AC
In the Entitlement
Process for Future
Development
N E A R LY
1,000 ACRES
1,000 ACRES
R E A D Y F O R D E V E L O P M E N T
GAS
Atmos Energy
FIBER
AT&T
POWER
CLECO
WATER & SEWER
St. Tammany Parish
Utilities
CORE UTILITIES & ZONING IN PLACE
200,555 SF
UNDER CONSTRUCTION
STEEL 12 | BUILDING 1
DELIVERING Q1 2027
PARCEL 1-D
Pad Ready | ±30.07 AC
BUILDING 1
±200,555 SF Under Construction
±12.55 AC
PARCEL 1-B
Pad Ready | ±8.55 AC
PARCEL 1-C
Pad Ready | ±20.75 AC
PARCEL 2-A
±96.75 AC
1088
STEEL 12 @GULF SOUTH COMMERCE PARK
DIRECT INTERSTATE ACCESS
Immediate access to I-12 with convenient on/off ramps for both eastbound and westbound travel.
STEEL 12
12
GULF SOUTH COMMERCE PARK
1088
1088
BILOXI, MS
75 MILES
12
<1 MILE
To the I-12
Interchange
18 MILES
To the I-12 / I-10 / I-59
Interchange
59 18 MILES
To the I-12 / I-10 / I-59
Interchange
55 30 MILES
To the I-12 / I-55
Interchange
12
12
I-12 WESTBOUND
ON-RAMP
I-12 EASTBOUND
ON-RAMP
I-12 EASTBOUND
OFF-RAMP
I-12 WESTBOUND
OFF-RAMP
BATON ROUGE, LA
74 MILES
STEEL 12 @GULF SOUTH COMMERCE PARK
BUILDING 1
SITE PLAN & SPECIFICATIONS
ADDRESS
66050 Enterprise Way
Mandeville, LA 70471
PARISH
St. Tammany
PARCEL #
144791
BUILDING SIZE
± 200,555 SF
PARCEL 1-A SIZE
± 12.55 AC
DIMENSIONS
300’ x 667’
COLUMN SPACING
54’W x 57’6”D
(with 70’ Speed Bay)
TRUCK COURT
185’
LIGHTING
LED motion sensor lighting
averaging 30 FC
CLEAR HEIGHT
36’
AUTO PARKING
± 201 Spaces
(1.0/1,000 SF parking ratio)
TRAILER PARKING
± 45 Spaces
SPRINKLER
ESFR
SPECIFICATIONS
BUILDING 1
±200,555 SF
667’
300’
GULF SOUTH PKWY
GULF SOUTH PKWY
185’
70’
60’
55’
45 TRAILER SPACES
36’6”
End
Bays
54’0”
70’0”
57’6”
±201 AUTO SPACES
ENTERPRISE WAY
ENTERPRISE WAY
PARCEL 1-A
±12.55 Acres
VIEW CONSTRUCTION PROGRESS
14
14
A-400
A-400
A-400
A-400
10
10
11
11
12
12
13
13
A-412
A-412
667' - 0"
300' - 0"
36' - 6"
54' - 0"
54' - 0"
54' - 0"
54' - 0"
54' - 0"
54' - 0"
54' - 0"
54' - 0"
54' - 0"
54' - 0"
54' - 0"
36' - 6"
57' - 6"
57' - 6"
57' - 6"
57' - 6"
70' - 0"
WAREHOUSE
100
FIRE
PUMP
ROOM
100A
D2
D3
D2
D2
D2
D2
D2
D2
D2
D3
D2
D2
D2
D2
D2
D2
D3
D2
D2
D2
D2
D2
D2
D2
D3
D2
D2
D2
D2
D2
D2
D2
D2
D3
D2
D2
D1
D1
D2
15' - 0"
57' - 0"
14' - 6" 15' - 0"
BRACING - SEE STRUCTURAL BRACING - SEE STRUCTURAL
A-500
A-211
A-500
A-810
FUTURE REMOTE RESTROOMS TO BE
PROVIDED UNDER SEPARATE PERMIT
STEEL 12 @GULF SOUTH COMMERCE PARK
BUILDING 1
OFFICE FLOOR PLAN & FEATURES
OFFICE FEATURES
OPEN OFFICE WORKSPACE
Spacious area for administrative staff
and daily operations.
TWO PRIVATE OFFICES
Enclosed offices for management and
individual work.
CONFERENCE ROOM
Separate meeting space for
collaboration and client meetings.
IT CLOSET
Designated space for technology and
network equipment.
FOUR RESTROOMS
Two accessible from the office area and
two accessible from the warehouse.
OFFICE
(ENLARGED ABOVE)
OFFICE LOCATION WITHIN BUILDING 1
Located at the southwest corner of Building 1, the office suite offers a functional
workspace with an open office area, two private offices, and a conference room,
plus convenient employee amenities within a modern industrial facility.
*Not to scale. For illustrative purposes only.
STEEL 12 @GULF SOUTH COMMERCE PARK
AVAILABLE PARCELS
BUILD-TO-SUIT OPPORTUNITIES
Flexible, scalable sites designed for any size user from regional distribution to advanced manufacturing and beyond.
PARCEL 1-B
±105,600 SF | ±8.55 AC
PAD READY SITE
PARCEL 1-D
±473,600 SF | ±33.5 AC
PAD READY SITE
±330
AUTO SPACES
±187
TRAILER STALLS
±190
DOCK DOORS
±140
AUTO SPACES
±35
TRAILER STALLS
±32
DOCK DOORS
STEEL 12 @GULF SOUTH COMMERCE PARK
AVAILABLE PARCELS
BUILD-TO-SUIT OPPORTUNITIES
Flexible, scalable sites designed for any size user from regional distribution to advanced manufacturing and beyond.
PARCEL 2-A | OPTION 1
±1,061,400 SF | ±96.75 AC
PARCEL 2-A | OPTION 2
±1,311,300 SF | ±96.75 AC
±502
AUTO SPACES
±720
TRAILER STALLS
±254
DOCK DOORS
±1,064
AUTO SPACES
±789
TRAILER STALLS
±220
DOCK DOORS
STEEL 12 @GULF SOUTH COMMERCE PARK
AVAILABLE PARCELS
BUILD-TO-SUIT OPPORTUNITIES
Flexible, scalable sites designed for any size user from regional distribution to advanced manufacturing and beyond.
PARCEL 2-A AND 1-C
±1,500,400 SF | ±98.88 AC
±1,533
AUTO SPACES
±680
TRAILER STALLS
±298
DOCK DOORS
N A
N A
M I S S I S S I P P I
M I S S I S S I P P I
A L A B A M A
A L A B A M A
Gulf of Mexico
Lake
Pontchartrain
Mississippi River
Mississippi River
Lake Pontchartrain
Lake Pontchartrain
Causeway
Causeway
I-12 / I-55
I-12 / I-55
30 MILES
30 MILES
I-10 / I-12 / I-59
I-10 / I-12 / I-59
18 MILES
18 MILES
Port of
Port of
Manchac
Manchac
Port of South
Port of South
Louisiana
Louisiana
Port of
Port of
New Orleans
New Orleans
Port of
Port of
St. Bernard
St. Bernard
Port of
Port of
Mobile
Mobile
Port of
Port of
Gulfport
Gulfport
Baton Rouge
Baton Rouge
Metropolitan
Metropolitan
Airport (BTR)
Airport (BTR)
Louis Armstrong
Louis Armstrong
New Orleans Int’l
New Orleans Int’l
Airport (MSY)
Airport (MSY)
Gulfport-Biloxi
Gulfport-Biloxi
International
International
Airport (GPT)
Airport (GPT)
BATON ROUGE
BATON ROUGE
HAMMOND
HAMMOND COVINGTON
COVINGTON
MANDEVILLE
MANDEVILLE
SLIDELL
SLIDELL
NEW ORLEANS
NEW ORLEANS
GULFPORT
GULFPORT
BILOXI
BILOXI
MOBILE
MOBILE
AT THE CENTER OF THE GULF COAST
6 CLASS I
RAILROADS
5 MAJOR
PORTS
4 MAJOR
INTERSTATES
2 INTERNATIONAL
AIRPORTS
STEEL 12 @GULF SOUTH COMMERCE PARK
PRIME LOCATION
ALONG THE I-12 CORRIDOR
STRATEGIC LOCATION. DIRECT ACCESS. KEY MARKETS.
DIRECT INTERSTATE ACCESS
Strategically positioned along the I-12 corridor, with
the I-12/I-10/I-59 interchange 18 miles away and the
I-12/I-55 interchange 30 miles away.
GATEWAY TO THE GULF COAST
Positioned between Baton Rouge and Mobile,
with direct access to key regional markets.
ACCESS TO GLOBAL MARKETS
Major ports and international trade routes
within easy reach.
ESTABLISHED INDUSTRIAL CORRIDOR
Located in a high-growth region with a skilled
workforce and business-friendly environment.
40 MILES
NEW ORLEANS, LA
International airport, port,
and global trade access
74 MILES
BATON ROUGE, LA
State capital and major
industrial base
75 MILES
BILOXI, MS
Gulf Coast ports and
growing industrial corridor
129 MILES
MOBILE, AL
Port of Mobile and
international shipping
50
IL
ES
100
MI
LE
STEEL 12 @GULF SOUTH COMMERCE PARK
LOUISIANA’S GLOBAL
GATEWAY FOR BUSINESS
A HIGH-PERFORMING BUSINESS ENVIRONMENT
BUILT FOR INDUSTRIAL GROWTH.
Gulf South Commerce Park is positioned within one of Southeast Louisiana’s most established and growing
business markets, offering access to a deep workforce, major transportation infrastructure, and a competitive
statewide business environment.
DEEP TALENT
Highly educated.
Skilled regional workforce.
LOW-COST ENERGY
Among the nation’s lowest
industrial electricity rates.
PRO-BUSINESS TAX CLIMATE
Louisiana ranks in the Top 10 for
corporate tax climate.
Sources: St. Tammany Economic Development Corporation, U.S. Census Bureau, Louisiana Economic Development Business Incentive Guide (June 2026), Business Facilities (2026), U.S. Energy Information
Administration (2025), Tax Foundation (2026), CNBC (2025).
1.6M+
POPULATION WITHIN 45-MINUTES
785,000+
LABOR FORCE WITHIN 45-MINUTES
47%+
OF RESIDENTS HAVE AN
ASSOCIATE DEGREE OR HIGHER
37
INSTITUTIONS OF HIGHER LEARNING
WITHIN A 70-MILE RADIUS
WHY LOUISIANA
#2
Customized Workforce
Training Program: LED FastStart
BUSINESS FACILITIES 2026
#2
Foreign Direct Investments Per Capita
FINANCIAL TIMES 2025
#7
Cost of Doing Business
CNBC 2025
#10
Corporate Tax Climate
TAX FOUNDATION 2026
#9
Manufacturing Talent Pipeline
BUSINESS FACILITIES 2026
STEEL 12 @GULF SOUTH COMMERCE PARK
INCENTIVES THAT SUPPORT
INDUSTRIAL GROWTH
Louisiana combines property tax relief, workforce support and performance-based incentives to help
qualified companies reduce investment costs and accelerate growth.
Sources: Louisiana Economic Development, Business Incentive Guide (June 2026); Louisiana FastSites announcement (September 2026); Biz New Orleans (2026).
Incentives are subject to eligibility, application and approval, and may be subject to change.
INDUSTRIAL TAX EXEMPTION PROGRAM
80%
PROPERTY TAX ABATEMENT
UP TO 10 YEARS
Provides an 80% property tax abatement on qualifying new investment by
manufacturers. The base contract term is five years, with the option to renew
for an additional five years.
Eligible manufacturers generally fall within NAICS 31-33. Land is not eligible.
HIGH-IMPACT JOBS PROGRAM
UP TO
22%
OF QUALIFYING WAGES FOR
NEW, HIGH-WAGE JOBS
Reimbursable grants for qualifying companies creating new, high-wage
Louisiana jobs. Eligible companies of all sizes may participate.
18%
22%
8%
Jobs paying ≥125% of
parish average wage
Jobs paying ≥150% of
parish average wage
Distressed areas at lower
wage threshold
LED FASTSTART
CUSTOMIZED WORKFORCE SUPPORT - AT NO COST
LED FastStart provides customized employee recruitment, screening,
training development, and training delivery for eligible new or expanding
companies.
RECRUIT
TRAIN
SUSTAIN
LOUISIANA’S BUSINESS TAX ADVANTAGE
5.5% flat corporate income tax rate
No corporate franchise tax
Permanent full expensing for qualifying capital investments
State sales tax exemption on manufacturing machinery and
equipment
Optional local sales tax exemption opportunities
BUSINESS INCENTIVE GUIDE
STATE-BACKED SITE READINESS
$2M
FASTSITES INVESTMENT
AT GULF SOUTH COMMERCE PARK
Louisiana Economic Development finalized a $2M FastSites investment to expand
Gulf South Commerce Park, supporting more than 300 additional acres and
increasing the park’s development-ready site inventory.
MATT HUBERT
Executive Vice President | Investments
Blue Steel Development
mhubert@bluesteeldev.com
(773) 619-0554
EVAN SCROGGS, SIOR, CCIM
President & Managing Principal
Lee & Associates
escroggs@lee-associates.com
(225) 241-8616
LANCE GINN, SIOR, CCIM
Principal
Lee & Associates
lginn@lee-associates.com
(504) 252-5668
I N D U S T R Y | L O G I S T I C S | O P P O R T U N I T Y
STEEL 12
12
GULF SOUTH COMMERCE PARK
Information contained herein has been compiled from sources believed to be reliable, including Louisiana Economic Development, St. Tammany Economic Development Corporation, U.S. Census Bureau, Business Facilities, U.S. Energy Information
Administration, Tax Foundation, CNBC, OpenStreetMap contributors, Natural Earth, and other public and proprietary sources. Economic, workforce, incentive, property, availability, and development information is subject to change and should be
independently verified. Incentives are subject to applicable requirements, eligibility, application, approval, and availability and are not guaranteed. Acreage, dimensions, site plans, building sizes, development plans, utilities, access, construction status,
delivery dates, and other property information are provided for marketing purposes only and may change without notice. Maps, aerial imagery, photographs, renderings, and other graphics are for illustrative purposes, may not be to scale or reflect current
conditions, and may depict proposed, conceptual, representative, digitally generated, or enhanced imagery. No representation or warranty, express or implied, is made as to the accuracy or completeness of the information, and prospective users should
conduct their own independent investigation and due diligence.
This publication is the copyrighted property of Blue Steel Development and/or its licensors. © 2026 Blue Steel Development, LLC. All rights reserved. Blue Steel Development, LLC is registered with the U.S. Patent and Trademark Office.