For sale is a shovel-ready, fully approved cold storage facility site within the Garrison Oak Business and Technology Park in Dover, DE. The property boasts an attractive price of $2,250,000.00 ($13.64/approved sqft). The location is fully approved for a 165,000 sqft facility and zoned IPM2 Business and Technology Center, offering flexibility for a range of industrial and technological uses, including manufacturing, warehousing, distribution, and logistics support. Strategic Location & Accessibility: Situated at 451 Garrison Oak Dr., Dover, DE 19901, the site offers direct access to a planned and funded Rt. 1 interchange, connecting seamlessly to I95 and the entire Northeast Corridor. It's also just 1.25 miles from Rt. 13 and central Dover businesses, and within easy reach of major Northeast metropolitan areas and key transportation arteries like the Chesapeake Bay Bridge, I-95, and the NJ Turnpike. Robust Infrastructure & Development Ready: The property comes with approved entrance and stormwater designs. Curbing and sidewalks already in place. Garrison Oak Cold Storage features extensive utility provisions, including a 16-inch water main with 40K gallons fresh water in and 30K gallons waste-water out per lot, a 69KV loop connected to a 230V/600MW primary substation (ETA Q4 2025) offering approximately 20MW available electric per lot when completed, a 4-inch natural gas line, and 24-core fiber optic cable with Verizon FIOS service. Significant Capacity & Operational Flexibility: Approved for a 100-foot building height, the design accommodates 33 loading berths, 23 truck parking spaces, and 118 passenger vehicle spaces, ensuring efficient logistics and ample operational capacity. Foreign Trade Zone Benefits: The site is eligible for Alternative Site Framework "ASF" status within Foreign Trade Zone 99, offering potential benefits like duty exemption on re-exports, duty deferral on imports until they enter U.S. commerce, and possible duty reduction or inversion. Favorable Tax Environment: Benefit from competitive tax rates within the City of Dover ($0.455 per $100 of assessed value), Kent County ($0.0572 per $100), and the Capital School District ($0.5928 per $100). Government-Maintained Amenities: Enjoy the advantage of government-maintained storm ponds and roads, reducing ongoing maintenance responsibilities. This represents a remarkable opportunity for businesses seeking a strategically located, fully approved site for cold storage, manufacturing, distribution, warehousing, or technology-focused operations in a pro-business environment.