Steel 12 @Gulf South Commerce Park

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

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

1088

PARCEL 2-B & 2-C

Future Development

±209.35 AC

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

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

GULF SOUTH COMMERCE PARK

1088

BILOXI, MS

75 MILES

<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

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

185’

70’

60’

55’

45 TRAILER SPACES

36’6”

End

Bays

54’0”

70’0”

57’6”

±201 AUTO SPACES

ENTERPRISE WAY

PARCEL 1-A

±12.55 Acres

VIEW CONSTRUCTION PROGRESS

A-400

A-412

667' - 0"

300' - 0"

36' - 6"

54' - 0"

36' - 6"

57' - 6"

70' - 0"

WAREHOUSE

100

FIRE

PUMP

ROOM

100A

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

M I S S I S S I P P I

A L A B A M A

Gulf of Mexico

Lake

Pontchartrain

Mississippi River

Lake Pontchartrain

Causeway

I-12 / I-55

30 MILES

I-10 / I-12 / I-59

18 MILES

Port of

Manchac

Port of South

Louisiana

Port of

New Orleans

Port of

St. Bernard

Port of

Mobile

Port of

Gulfport

Baton Rouge

Metropolitan

Airport (BTR)

Louis Armstrong

New Orleans Int’l

Airport (MSY)

Gulfport-Biloxi

International

Airport (GPT)

BATON ROUGE

HAMMOND

HAMMOND COVINGTON

COVINGTON

MANDEVILLE

SLIDELL

NEW ORLEANS

GULFPORT

BILOXI

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

100

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

INSTITUTIONS OF HIGHER LEARNING

WITHIN A 70-MILE RADIUS

WHY LOUISIANA

Customized Workforce

Training Program: LED FastStart

BUSINESS FACILITIES 2026

Foreign Direct Investments Per Capita

FINANCIAL TIMES 2025

Cost of Doing Business

CNBC 2025

#10

Corporate Tax Climate

TAX FOUNDATION 2026

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%

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

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.