Port Intermodal Connectivity and Rail Networks

Port Intermodal Connectivity and Rail Networks

Class I Rail Access, On-Dock Rail, and Hinterland Reach: How Intermodal Infrastructure Drives Port Competitiveness

Prepared by DWU AI

An AI Product of DWU Consulting LLC

February 2026

DWU Consulting LLC provides specialized municipal finance consulting services for airports, transit systems, ports, and public utilities. Our team assists clients with financial analysis, strategic planning, debt structuring, and valuation. Please visit https://dwuconsulting.com for more information.

Changelog

2026-02-23 — Initial publication. Comprehensive guide to port intermodal connectivity and rail integration, covering Class I rail dynamics, on-dock rail facilities, hinterland reach economics, and competitiveness implications for major US ports.

Introduction

Intermodal connectivity—the seamless transfer of containers between ocean vessels and rail, truck, and inland waterway networks—is a fundamental driver of competitive advantage in the U.S. container port industry. While vessel size, channel depth, and terminal efficiency determine a port's ability to attract shipping line calls, rail access and hinterland connectivity determine how efficiently those containers move to inland destinations and how much revenue a port can generate per container processed.

For port bond investors, intermodal infrastructure represents both opportunity and risk. Ports investing in rail capacity can expand their addressable market from coastal importers to inland distribution centers thousands of miles away, potentially driving volume growth and revenue stability. Conversely, ports that underinvest in intermodal infrastructure risk becoming commodity throughput facilities, competing solely on per-container fees rather than on the value of efficient hinterland reach.

This guide examines the role of intermodal connectivity and rail networks in port competitiveness, analyzes major capital investments in rail infrastructure, compares regional rail dynamics across the West Coast, East Coast, and Gulf Coast markets, and explores the financial implications for port revenue bonds and credit analysis.

Why Intermodal Connectivity Matters for Port Finance

Containerized cargo represents approximately 85% of revenues at major U.S. container ports. However, not all containers generate equal revenues or profitability. The key distinction is between containers destined for the local or regional market (which can be drayaged by truck 50-100 miles) and containers destined for inland markets hundreds or thousands of miles away.

Hinterland Reach and Revenue Capture. Approximately 70% of containers entering U.S. ports via Trans-Pacific trade are destined for inland markets beyond the local port region. These containers must be transported to distribution centers in major inland metros: the Midwest (Chicago, St. Louis, Kansas City), the Southeast (Atlanta, Charlotte, Nashville), the Southwest (Dallas, Houston, Phoenix), and other interior markets. The mode of transportation for these inland movements can be truck drayage, rail, or (in some cases) inland waterway barge. Ports with efficient rail connectivity can capture these inland-destined containers at lower all-in cost than truck drayage alone, making them more competitive for shipping line calls from major retailers and manufacturers.

Container Dwell Time and Terminal Throughput. Efficient on-dock or near-dock rail service reduces container dwell time at the terminal from the typical 5-7 days (for containers awaiting truck pickup) to 2-3 days (for containers cleared via rail). Lower dwell time frees terminal capacity, allowing a port to process more containers per square foot of terminal space. This translates directly to higher revenue per acre and improved financial metrics.

For example, a typical 100-acre container terminal operating at 40,000 TEU annual throughput generates approximately $450,000 in annual revenue per acre (assuming $20 average revenue per TEU). The same terminal, by reducing dwell time and increasing throughput to 60,000 TEU annually via improved rail connectivity, increases revenue per acre to $675,000—a 50% improvement in financial productivity with no additional capital investment beyond the rail facility itself.

Competitive Positioning Against Rival Ports. Intermodal connectivity is a primary differentiator in the zero-sum competition among ports for shipping line calls. The Port of Long Beach explicitly markets its rail connectivity as a competitive advantage against the Port of Los Angeles (despite their geographic proximity in San Pedro Bay). The Georgia Ports Authority uses its Mason Mega Rail Terminal to compete for Atlanta-destined containers against East Coast ports in Charleston, Savannah's own growth in recent years has been directly driven by its rail connectivity advantage. In the ultra-competitive East Coast market, the Virginia Port Authority and Port of Charleston are deepening their channels specifically to accommodate larger vessels, but those channel investments are only valuable if supported by efficient rail connections to inland markets.

Financial Stability and Revenue Predictability. Ports with strong intermodal connectivity tend to have more stable, predictable revenues. Rail-served containers typically move on longer-term carrier contracts and are less susceptible to short-term rate competition or mode shifts. Truck drayage, by contrast, is a commoditized market subject to high volatility in fuel prices, driver availability, and carrier capacity. Ports that balance their revenue bases between truck-dependent local volumes and rail-served inland volumes demonstrate more stable earnings and higher debt service coverage ratios, all else being equal.

Class I Railroads and Port Access

There are seven Class I railroads in the United States, defined by the Surface Transportation Board (STB) as railroads with annual operating revenues exceeding $431.2 million (as of 2020; the threshold is adjusted annually for inflation). For port connectivity, only four Class I railroads are materially relevant:

Union Pacific (UP). The largest Class I railroad by revenue (~$28 billion), UP operates the western transcontinental network. UP serves the Port of Long Beach and Port of Los Angeles directly, providing access to Denver, Chicago, Kansas City, and the central and eastern United States via connections with other carriers. UP also serves the Port of Houston and other Gulf Coast facilities, providing access to Midwest markets via the Union Pacific's main trunk lines through Texas, Oklahoma, and Kansas.

BNSF Railway. The second-largest Class I railroad (~$26 billion revenue), BNSF also operates a western transcontinental network with strong access to the intermodal hubs of the Pacific Northwest. BNSF is the primary railroad for the Northwest Seaport Alliance (Port of Seattle and Port of Tacoma), providing direct service to Denver, Kansas City, Chicago, and the Northern Plains. BNSF also has significant Gulf Coast operations supporting Port Houston.

CSX Corporation. CSX is the largest railroad in the eastern United States, with primary operations in the Southeast, Mid-Atlantic, and Midwest. CSX provides direct access to the Port of Virginia (Norfolk and Virginia International Gateway terminals), the Port of Savannah (via Georgia Ports Authority), and other East Coast and Gulf Coast facilities. CSX routes include major inland hubs such as Atlanta, Charlotte, and Cincinnati, and provide connection to the Midwest.

Norfolk Southern (NS). The second-largest eastern railroad, NS also operates the Southeast and connects major ports to inland markets. Norfolk Southern provides access to the Port of Savannah (Georgia Ports), the Port of Virginia, and the Port of Houston, with routes extending to Atlanta, the Midwest, and connections to northern markets.

A critical point for credit analysis: most major U.S. ports have access to two Class I railroads, providing both redundancy and competitive tension. A port's competitive leverage depends on whether both railroads actively compete for its volume (favorable for the port's negotiating position) or whether one railroad dominates (favorable for the railroad's pricing power). The Port of Long Beach, for example, explicitly markets both UP and BNSF access as competitive advantages, implying that both railroads actively solicit port traffic.

On-Dock Rail Facilities and Capital Investment

The largest and most significant port intermodal investments in the United States are on-dock rail facilities—rail yards located directly on port property, allowing containers to be transferred from ship to rail cars without intermediate drayage. On-dock rail facilities are distinct from near-dock (adjacent to the port) or off-dock (several miles away) facilities, which require trucking to/from the main terminal.

Port of Long Beach — Pier B On-Dock Rail Support Facility ($1.8B)

The most ambitious port rail project in North America is the Port of Long Beach's Pier B On-Dock Rail Support Facility, a $1.8 billion investment approved by the Port's Board of Harbor Commissioners and included in the Port's $3.2 billion capital improvement program for 2026-2035. The project, which began construction in July 2024 with completion targeted for approximately 2032, will expand the Port's on-dock rail capacity by 212%—from 1.5 million TEU annual lift capacity to 4.7 million TEU.

Pier B currently comprises 82 acres. The expansion will add 109 acres of new terminal area dedicated to rail operations, bringing the total Pier B footprint to 171 acres. The facility will be served by both Union Pacific and BNSF, providing full competitive access. This is the single largest infrastructure investment in the Port of Long Beach's history and represents the port's explicit strategic choice to compete aggressively for inland-destined container volumes against the adjacent Port of Los Angeles.

The financial implications for Port of Long Beach bondholders are significant. The Pier B project is expected to generate approximately $30-50 million in incremental annual operating revenues once fully operational, assuming capture of 500,000-750,000 incremental rail-served containers annually at rates of $40-70 per TEU. This incremental revenue directly strengthens the port's debt service coverage ratio and provides headroom for future debt issuance. The project is being funded through a combination of port operating revenues, federal grants (Port Infrastructure Development Program), and future revenue bond issuance.

Georgia Ports Authority — Mason Mega Rail Terminal ($374M)

The Georgia Ports Authority operates the Mason Mega Rail Terminal, the largest on-terminal rail facility in North America by capacity. The Authority invested over $374 million in developing this facility, which now comprises 85 acres with 18 working tracks (expanded from 8 prior tracks). The facility includes 129,000 feet of new track and infrastructure to support 2 million TEU annual rail lift capacity, doubling the GPA's prior rail capability.

The Mason Mega Rail Terminal is now fully operational and provides direct access via CSX and Norfolk Southern to inland markets across the Southeast and Midwest. Critical to understanding GPA's competitive strategy: Savannah's channel depth is only 47 feet (inner harbor) compared to 55 feet at Virginia Port Authority or 52 feet at Charleston. This channel depth limitation restricts the size of vessels that can call on Savannah. The GPA's response has been to invest heavily in on-dock rail to compensate—by efficiently moving containers inland via rail rather than relying solely on larger vessels, GPA can serve inland shippers more cost-effectively than deeper-channel competitors.

GPA's 10-year master plan targets expansion of total port capacity from 5.7 million TEUs (FY2025) to 9.5 million TEUs by 2035. The Mason Mega Rail Terminal is a key enabler of this growth. In FY2024, GPA achieved the fastest vessel-to-rail connection time among all major U.S. ports—24 hours from vessel discharge to rail departure—a metric that directly translates to competitive advantage for inland-destined containers.

Port of Los Angeles — Terminal Island Maritime Support Facility and Pier 300/Fenix Expansions ($195M+ Total)

The Port of Los Angeles is investing approximately $195 million in a Terminal Island Maritime Support Facility and related rail expansions, including the Pier 300 Fenix on-dock railyard expansion ($52 million). These projects, while smaller in scale than Long Beach's Pier B, reflect POLA's defensive response to Long Beach's aggressive rail strategy. POLA maintains strong rail access via both Union Pacific and BNSF but has historically processed fewer containers via on-dock rail than Long Beach. These investments signal POLA's intent to increase its share of inland-destined container market.

For POLA bondholders, the strategic implication is significant: POLA's exceptional financial strength (AA+/Aa2/AA ratings, $1.5 billion unrestricted reserves, 1,700+ days cash on hand, and 8.5x projected DSCR) provides the port with the financial capacity to invest aggressively in rail infrastructure even as it competes against the adjacent Port of Long Beach. This financial flexibility is a competitive advantage in itself.

Virginia Port Authority — Gateway Investment Program Rail Yard Improvements

The Virginia Port Authority's $1.4 billion Gateway Investment Program includes rail yard improvements and modernization as part of its broader effort to expand capacity from 3.5 million TEU (FY2024) to 5.8 million TEU by 2027. VPA's 55-foot channel depth (the deepest on the U.S. East Coast, completed early 2026) is complemented by dual Class I railroad access via CSX and Norfolk Southern, positioning VPA as the most competitive East Coast gateway for mega-ship + rail service to the Midwest and Southeast.

VPA's Series 2025 bonds ($248.7 million, rated A1/A/A, won Bond Buyer Deal of the Year for the Southeast) were structured to support ongoing capital investment in rail and terminal infrastructure. For VPA bondholders, the rail yard improvements are critical to realizing the strategic value of the 55-foot channel investment—larger vessels are only valuable if supported by efficient inland rail movement capacity.

West Coast Rail Dynamics

The West Coast, dominated by the Port of Los Angeles (10.3 million TEU, 2024), Port of Long Beach (9.65 million TEU, 2024), and the Northwest Seaport Alliance (3.34 million TEU combined, 2024), handles predominantly Trans-Pacific containerized cargo. Approximately 70% of containers entering West Coast ports are destined for inland markets—a higher proportion than any other U.S. region—driven by the region's role as the primary gateway for Asian imports.

Competitive Rail Access. Both Union Pacific and BNSF have competing transcontinental routes from the West Coast. UP's main line extends from the Port of Los Angeles/Long Beach through Las Vegas, Phoenix, and Denver to Chicago and the eastern United States. BNSF's principal route from the Pacific Northwest (serving Seattle/Tacoma) extends through the Northern Plains (Montana, Idaho) to Denver and Chicago, with additional routes serving the Southwest. This competitive duopoly on rail service is favorable for West Coast ports, which can play the two railroads against each other in rate negotiations.

Port of Long Beach Competitive Advantage. The Port of Long Beach's explicit strategy is to capture a disproportionate share of inland-destined container volume by offering lower total cost of ownership (rail service + port handling charges) compared to the adjacent Port of Los Angeles. The Pier B On-Dock Rail project is the centerpiece of this strategy. Once fully operational (2032), POLB will have 4.7 million TEU annual rail lift capacity—potentially exceeding POLA's own rail capacity significantly—making POLB the dominant rail gateway for West Coast imports.

Northwest Seaport Alliance Rail Access. The Port of Seattle and Port of Tacoma operate jointly through the Northwest Seaport Alliance (NWSA) for marine terminal operations. Both BNSF and Union Pacific serve the NWSA facilities, providing competitive redundancy. NWSA's $737 million maritime capital improvement program for 2026-2030 includes infrastructure supporting both vessel operations and rail connectivity. The NWSA's strategic advantage relative to southern California ports is direct transcontinental rail service from the Pacific Northwest to Denver, Minneapolis-St. Paul, and Chicago, providing geographic advantage for serving northern and interior U.S. markets.

East Coast Rail Dynamics and Channel Depth

The East Coast port market is characterized by intense competition among ports with different geographic advantages and strategic positioning. Channel depth has become the primary competitive variable, with three major deepening projects underway or recently completed:

Virginia Port Authority — 55-Foot Channel (Completed Early 2026). The Virginia Port Authority achieved the deepest channel on the U.S. East Coast at 55 feet, completed in early 2026. This depth advantage allows VPA to accommodate the largest Post-Panamax and Neo-Panamax vessels without draught restrictions. VPA's Gateway Investment Program targets 5.8 million TEU annual capacity by 2027, compared to current 3.5 million TEU. Dual Class I railroad access via CSX and Norfolk Southern provides excellent inland connectivity. From a credit perspective, VPA's A1/A/A ratings (stable) reflect the port's strong competitive position anchored by channel depth and rail access.

Charleston Harbor Deepening — 52-Foot Channel (Completed). The South Carolina Ports Authority completed the Charleston Harbor Deepening project, achieving 52-foot depth—the deepest harbor on the U.S. East Coast prior to VPA's 55-foot completion. This positions Charleston competitively for mega-ship calls and inland distribution. Charleston's rail connectivity via CSX provides good access to Southeast and Midwest markets.

CSX and Norfolk Southern Competitive Dynamics. Unlike the West Coast, where the two dominant railroads (UP and BNSF) have competing transcontinental routes and roughly equal strength, the East Coast exhibits a clearer division of geographic advantage. CSX dominates the southeastern and mid-Atlantic regions, while Norfolk Southern has strong operations across the Southeast and Tennessee Valley. Both railroads serve multiple East Coast ports, but each port's relative leverage depends on whether both railroads actively compete for its traffic or whether one dominates.

For example, the Port of Savannah's mason Mega Rail Terminal provides dual CSX/Norfolk Southern access, but CSX (as the dominant southeastern railroad) may have stronger pricing leverage. Conversely, the Port of Virginia, by virtue of its geography and competitive position, may generate stronger competition between CSX and Norfolk Southern for its traffic.

Hinterland Competition Dynamics. East Coast ports compete fiercely for Midwest-destined containers, particularly those bound for Ohio, Kentucky, and Tennessee distribution centers. A container exported from Charleston versus one exported from Virginia or Savannah may save 4-8 hours of rail transit time or cost savings of $50-150 per container depending on the final inland destination. These differences are material enough to influence shipping line scheduling and port selection. From a bondholder perspective, ports investing in rail to serve distant inland markets (e.g., GPA's Mason Mega Rail serving Atlanta and Midwest markets 500-800 miles away) are effectively expanding their serviceable hinterland and revenue capture area, which should support stronger long-term traffic and revenue growth.

Gulf Coast Rail Dynamics

The Port of Houston, the nation's largest port by foreign waterborne tonnage (220 million short tons) and a major container gateway (4.14 million TEU in 2024), operates in a unique governance and financial structure: it has no revenue debt outstanding, funding all capital improvements through general obligation unlimited tax bonds backed by Harris County ad valorem taxes. This structure provides exceptional bondholder protection (Fitch AA rating on Houston's GO tax bonds) but also reflects the Port's historical reliance on publicly-funded capital investment rather than revenue bond financing.

From a rail perspective, Port Houston serves both Union Pacific and BNSF. UP's main line provides access to the South (Mexico via cross-border rail, Texas markets) and the Midwest (Kansas City, Chicago). BNSF provides additional inland connectivity. Houston's strategic position as the gateway to Mexico and Central America, combined with its role as the primary container port for the large Texas market, makes it a critical inland distribution point. However, Houston's lack of on-dock rail infrastructure comparable to POLA, POLB, or GPA suggests that the port has historically been less focused on inland distribution of Asian imports and more focused on its traditional role as an energy and petrochemical hub.

The Port of Houston's Project 11 ship channel expansion (targeting 56.5 feet depth to enable two-way traffic and larger vessel accommodation) is the primary capital investment. This project reflects Houston's strategy to compete aggressively for mega-ship calls and the containerized cargo that mega-ships carry. If Houston invests in commensurate on-dock rail capacity in the future, this could represent a significant competitive threat to West Coast ports seeking to capture Midwest-destined container volumes via southern U.S. gateways.

Hinterland Economics and Competitive Range

Understanding port competitiveness requires understanding the "competitive range" of each port—the geographic area from which a port can economically attract container traffic given its tariff rates, rail connectivity, and location.

Economics of Rail vs. Truck Drayage. Rail transportation costs approximately $1,000-1,500 per container (40-foot equivalent) for cross-country moves (Los Angeles to Chicago, ~2,000 miles). Truck drayage costs approximately $2,000-3,500 per container for the same distance, depending on fuel prices, driver availability, and carrier utilization rates. For inland distribution centers more than 400-500 miles from a port, rail is typically more cost-effective than truck. For shorter distances, truck may be competitive.

However, rail has fixed costs (terminal handling, rail line access fees, scheduling constraints) that are amortized across the full train, so smaller shipments may default to truck even at longer distances if they cannot achieve rail consolidation. This is why ports with on-dock or near-dock rail facilities have a competitive advantage—they can consolidate smaller shipments into full trains more efficiently than off-dock or distant rail yards.

Port of Long Beach's Reach — Competitive Range for Inland-Destined Containers. With planned Pier B capacity of 4.7 million TEU annual lifts via on-dock rail, POLB will be able to serve inland markets across the central and northern U.S. directly. A container destined for a Chicago distribution center can move POLB → UP → Chicago in approximately 2-3 days, versus 4-5 days via POLA/POLB with truck drayage to an off-dock rail yard. Over time, as shippers optimize supply chains, this 1-2 day time advantage may generate preference for POLB rail over POLA and local truck movement.

Georgia Ports Competitive Range — Atlanta and Midwest Distribution. Savannah's Mason Mega Rail Terminal enables GPA to serve inland markets across Georgia, the Southeast, and the Midwest. A container destined for an Atlanta distribution center (230 miles inland via CSX) can move Savannah → CSX → Atlanta in 1-2 days on-dock rail versus 3-4 days via truck. This is a material competitive advantage for GPA in capturing Atlanta-destined containers. Moreover, for Midwest-destined containers, GPA can offer rail-served distribution via CSX/Norfolk Southern connections to Memphis, Nashville, Louisville, and Cincinnati at competitive rates relative to East Coast or West Coast competitors.

Virginia Port Authority's Competitive Range — Mid-Atlantic, Southeast, and Midwest. VPA's 55-foot channel depth and dual Class I rail access (CSX and Norfolk Southern) position it as the premier gateway for Midwest-destined containers on the East Coast. A container destined for a Columbus, Ohio or Louisville, Kentucky distribution center can move VPA → CSX/NS → inland destination in 2-3 days at competitive cost relative to West Coast ports, with the added advantage of shorter ocean transit time (East Coast vs. West Coast ~7-8 days). VPA's Gateway Investment Program capacity expansion to 5.8 million TEU by 2027 will increase the volume of Midwest-destined containers it can serve.

Container Dwell Time and Terminal Efficiency

Container dwell time—the average number of days a container remains at the port terminal between discharge and final pickup or loading—is a critical metric for both port operational efficiency and bondholder financial analysis.

Typical Dwell Times. At ports without significant on-dock rail, average dwell times are 5-7 days for import containers awaiting truck pickup. This reflects the time required for vessel discharge, customs clearance, CFS (Container Freight Station) handling, and truck scheduling. For export containers, dwell times can be 3-5 days.

Dwell Time Reduction via On-Dock Rail. Efficient on-dock rail service can reduce dwell time to 2-3 days. A container discharged from vessel in the morning can be loaded onto a rail car within 24 hours and departing the port by the next day. This reduction of 2-4 days has significant financial implications:

1. Terminal Capacity Release: A 100-acre terminal with average 6-day dwell processes roughly 40,000 TEU annually at 100% capacity utilization. The same terminal with 3-day dwell can process 80,000 TEU annually. For a port generating $20/TEU in tariff revenue, this represents $800,000 in incremental annual revenue per 100 acres with no additional capital investment beyond the rail facility itself.

2. Debt Service Coverage Improvement: For ports with tight debt service coverage (e.g., 1.25x-1.5x legal covenant), reducing dwell time and increasing throughput can materially improve financial metrics. A 50% increase in terminal throughput translates directly to 50% increase in tariff revenues, assuming constant rates, or could support rate reductions if needed to maintain competitive positioning.

3. Competitive Differentiation: Ports achieving industry-leading dwell times (e.g., GPA's 24-hour vessel-to-rail connection, POLA's efficient all-day terminal operations) can market these metrics to shipping lines as competitive advantages. Faster dwell times reduce the "cost of port congestion" for carriers and can justify premium pricing or preferred scheduling.

Environmental Benefits of Rail and ESG Implications

Rail transportation generates approximately one-third the carbon emissions per container-mile of truck drayage. A 2,000-mile container movement via rail generates roughly 0.15-0.20 metric tons of CO2 equivalent, compared to 0.45-0.60 metric tons via truck. This environmental advantage is increasingly relevant for port competitiveness as supply chain sustainability becomes a competitive factor and regulatory mandates tighten.

CARB and EPA Regulations. California's Air Resources Board (CARB) has implemented stringent air quality standards, including the Drayage Truck Emissions Regulations (which mandate newer, cleaner drayage equipment) and broader rules favoring zero-emission and near-zero-emission cargo movement. These regulations increase the cost of truck drayage, making rail relatively more attractive. Ports investing in rail infrastructure can explicitly market their environmental compliance to shippers and retailers seeking to reduce supply chain emissions.

ESG Bonds and Port Green Financing. Ports are increasingly issuing green bonds designated for environmental projects, including on-dock rail facilities and shore power installations. The Port of Los Angeles has issued green-designated bond series (with Sustainalytics second-party opinions); the Port of Long Beach has issued environmental bonds. Investors in these bonds recognize that rail infrastructure investments provide both financial returns (via improved terminal efficiency and revenue) and environmental benefits (via reduced emissions). This dual benefit may support stronger demand for port green bonds and potentially lower borrowing costs.

Labor Dynamics and Automation

U.S. port labor, represented primarily by the International Longshoremen's Association (ILA) on the East and Gulf Coasts and by various unions on the West Coast, has historically resisted automation and mechanization of port operations. The 2024 ILA master contract, which included unprecedented wage increases (approximately 62% over the 2024-2030 contract term), also imposed restrictions on automation deployment.

On-dock rail facilities are less subject to labor resistance than terminal automation (e.g., automated stacking cranes, autonomous vehicles) because rail operations are typically handled by railroad workers (represented by different unions, such as the International Association of Machinists and Aerospace Workers) rather than longshoremen. This structural advantage makes on-dock rail a politically and economically viable path for U.S. ports to improve productivity without triggering the same labor conflicts as full terminal automation.

For port credit analysis, this distinction is important: ports that invest in on-dock rail can achieve meaningful efficiency gains without labor confrontation, whereas ports pursuing aggressive terminal automation may face labor disputes that disrupt operations and impair revenues. This makes rail investment a lower-risk, more politically viable strategy for improving financial performance.

Financial Implications for Port Bondholders

Debt Service Coverage and Rate Covenant Compliance. For ports operating at or near the legal minimum debt service coverage covenant (1.10x-1.25x), investments in rail that improve terminal throughput and increase revenues directly strengthen financial metrics. A port with 1.25x DSCR that achieves a 20% revenue increase (via increased throughput from rail service) would improve DSCR to approximately 1.50x, providing headroom for rate reductions (if competitive pressure is intense) or supporting new debt issuance for additional capital programs.

Capital Program Funding. Ports funding rail investments through revenue bonds (as opposed to federal grants or state appropriations) must demonstrate that the rail facility will generate sufficient incremental revenues to cover the associated debt service. The Port of Long Beach's $1.8 billion Pier B project is funded through a combination of:

• Port operating revenues (generated by existing and new terminal tariffs)
• Federal grants (Port Infrastructure Development Program)
• Revenue bond issuance (to be issued as construction progresses)

The Port must project that Pier B will generate sufficient incremental revenues to support debt service on the bonds issued to fund its construction. If revenue projections fall short, the Port may be forced to increase tariff rates, which could impact competitiveness and port traffic.

Competitive Positioning and Volume Risk. Ports that invest aggressively in rail compete more fiercely for inland-destined container market share. This can drive overall market volumes but may also increase volatility and revenue concentration risk. For example, if the Port of Long Beach successfully captures 500,000 incremental TEU annually via Pier B rail service, those volumes will be rail-served containers typically moving to Denver, Kansas City, and Chicago. If a recession depresses demand for imported goods destined for those inland distribution centers, POLB's revenue could decline sharply if Pier B-originated traffic is a disproportionate share of total volumes.

For bondholders, this means rail investments should be evaluated not only for their incremental revenue potential but also for their impact on port revenue diversification and cyclical risk.

Liquidity and Operating Margin. Ports with strong on-dock rail operations typically achieve operating margins (net revenues / gross revenues) in the 40-60% range, compared to 35-50% for ports with limited rail service. This is because rail operations are capital-intensive but generate high-margin traffic once fully operational. Ports achieving higher operating margins can support higher debt service coverage and larger debt issuances at stronger ratings.

Conclusion

Intermodal connectivity and rail networks have become central to port competitive strategy and financial performance in the United States. Ports investing aggressively in on-dock rail facilities—such as the Port of Long Beach (Pier B, $1.8B), Georgia Ports Authority (Mason Mega Rail, $374M), and Port of Los Angeles (Terminal Island, $195M+)—are explicitly competing for inland-destined container market share and seeking to differentiate themselves on the basis of hinterland reach and total cost of transportation rather than on price alone.

For port revenue bondholders, rail investments present both opportunities and risks. Well-executed rail investments that generate substantial incremental revenues can improve debt service coverage, support rating stability, and provide financial capacity for additional capital programs. Conversely, rail investments that fail to achieve revenue projections (due to competitive displacement, slower-than-expected adoption, or overall volume weakness) can impair financial metrics and pressure ratings.

Regional dynamics vary significantly: West Coast ports leverage a competitive dual-railroad environment (UP and BNSF) to compete for transcontinental traffic; East Coast ports use channel depth combined with rail access to compete for Midwest-destined containers; and Gulf Coast ports serve both regional/Mexico-destined cargo and longer-haul inland volumes. Sophisticated port credit analysis requires understanding these regional dynamics and the specific hinterland that each port serves.

As U.S. supply chains continue to normalize following the pandemic, as tariff policy evolves, and as environmental mandates push toward lower-emission cargo movement, the ports best positioned to compete will be those offering efficient rail-served pathways to major inland distribution centers. For bondholders, the quality of a port's intermodal infrastructure and its connectivity to Class I railroads is increasingly material to credit analysis and investment decision-making.

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