| Client | Crush Swimwear — swimwear brand, Pompano Beach |
| Requirement | 2,000–2,500 SF flex — retail front, warehouse behind, 22 ft clear |
| Search area | Coral Springs to Pompano Beach warehouse corridor |
| Toured | 8 spaces across 2 tour days |
| Result | 2,200 SF in the Pompano Beach warehouse district, fully renovated |
| Timeline | About 30 days, first call to signed lease |
| Since | Placed a second space for the family’s other business |
A showroom that happens to have a warehouse behind it
Crush Swimwear needed one building to do two jobs. The front had to receive customers — clean, bright, somewhere a buyer would happily spend an hour. The back had to hold inventory and ship it, with 22 ft clear height.
The requirement was 2,000 to 2,500 square feet somewhere between Coral Springs and the Pompano Beach warehouse corridor. On paper that reads like an easy assignment. Small flex space in Broward is not exotic inventory.
The brief that made it hard was the one that never appears in a listing: it had to feel like a showroom, not a warehouse. Clean, safe, welcoming for staff and for clients. That is not a filter you can apply on a search platform, and it eliminates most of what comes back when you try.
Why small flex is harder to search than it looks
Broward County has 7,637 industrial and flex buildings on the tax roll. Only 497 of them are standalone structures in the 2,000 to 2,500 square foot range — about 6.5%. In Pompano Beach specifically, 1,555 industrial buildings and 67 in that size band.
But the counts understate the problem rather than describe it. Most space of that size is not a building at all — it is a unit inside a larger one, subdivided at the landlord’s discretion. It does not exist on a tax roll as a 2,200 square foot property. It exists when a landlord decides to list it, or when someone who knows the corridor tells you it is coming.
That is the practical reason a tenant in this size band cannot search their way to the right answer. The inventory is not published anywhere complete.
Eight spaces, two days
I toured Crush through eight locations across two scheduled days. Not thirty, and not a listing dump forwarded by email.
The ones I removed were the ones that were warehouse in nature rather than showroom — functional space that would have worked for storage and quietly undermined everything the front of the business is supposed to do. A brand that sells on how the product looks cannot receive a buyer in a space that feels like a loading bay. Rent is not the number that gets damaged by that decision; sales are.
Curating the list down before the tour is most of the work. Anyone can forward availabilities. The value is in the eight that were worth two days rather than the forty that were not.
The negotiation: a full renovation on a short term
“We had an amazing experience working with Justin! From the very start, he took the time to truly understand our needs and vision for our new location. Throughout the entire process, Justin was not just a broker, he was a true partner. He went above and beyond at every step, offering valuable insights, expert advice, and incredible support.”
“His dedication, responsiveness, and genuine care made what could have been a stressful experience feel easy and exciting. Justin was always one step ahead, ensuring every detail was handled seamlessly. Thanks to him, we found the perfect space and couldn’t be happier.”
“If you’re looking for someone who truly has your best interests at heart and will work tirelessly for you, Justin is the one! We are beyond grateful and highly recommend him to anyone looking for a real estate professional who goes the extra mile.”
Danielle Montalbano · Owner, Crush Swimwear
The deal we signed included a strong tenant improvement allowance — enough to deliver a completely renovated space — on a short lease term.
That combination runs against how landlords normally underwrite. Tenant improvement money is capital, and a landlord funds it because they can amortize it across a long commitment. Ask for buildout on a short term and the usual answer is that the numbers do not work.
Getting both is a negotiation outcome, not a market condition. It meant Crush moved into a space finished the way the brand needed without committing to a decade to earn it — which for a growing consumer brand is worth considerably more than a few dollars a foot off the rent.
The whole assignment ran about 30 days from first conversation to signed lease.
What happened afterwards
Crush is open and operating in the space. That would be a reasonable place to end a case study.
The part I would rather point at is what came next: ownership brought me their family’s other business, a lending company, and I found office space for that too.
That is the actual measure of whether a broker did the job. Not the first transaction — the second one, handed over without a search, because the first went the way it was supposed to.
If you need flex, warehouse or office space in Broward, Miami-Dade or Palm Beach, tell me what the space has to do and I will tell you honestly whether the market has it.
Want the number on your building?
Search the property for an instant public-record snapshot and the closest recorded sales, or send me the address and I will come back inside one business day with a comp-driven range, what I think it would actually trade at, and what I would fix first.
Related resources.
Frequently asked questions about industrial & flex.
Do you handle small flex and warehouse requirements?
Yes. Crush Swimwear was a 2,000 to 2,500 square foot flex requirement with a retail front and 22 ft clear height behind it, placed at 2,200 SF in the Pompano Beach warehouse district. Small requirements are often harder to search than large ones, because most space in that band is a subdivided unit rather than a building and never appears in public records as a property of that size.
How long does a flex space search usually take?
This one ran about 30 days from first conversation to signed lease, across eight toured spaces on two scheduled tour days. Timelines vary with how specific the requirement is and what is available, but a curated short list moves considerably faster than touring everything on the market.
Can you get a landlord to pay for buildout on a short lease?
Sometimes, and it is a negotiation rather than a market condition. Landlords fund tenant improvements because they amortize the cost over a long commitment, so a short term normally means less money or none. On the Crush Swimwear deal we secured a strong improvement allowance and a completely renovated space on a short term.
What does a tenant representative cost?
Nothing to the tenant. Tenant representation is paid by the landlord out of the transaction. The practical effect is that a small business can have someone in the room whose only obligation is their side of the deal without it coming out of their own budget.
Do you only work with retail tenants?
No. This was a flex and industrial requirement for a consumer brand, and the same client's family lending business became an office search. Office, retail, industrial and flex across Broward, Miami-Dade and Palm Beach.