Warehouse, distribution, flex, and light manufacturing space across Medley, Miami Lakes, Pompano, Davie, Doral, and Palm Beach industrial submarkets. Justin negotiates physical specs, rate, TI, and exit flexibility for industrial users.
Office tenants worry about rate. Retail tenants worry about traffic. Industrial tenants worry about whether the building can physically do the job. Clear height, dock door count and configuration, power capacity and service, column spacing, truck court depth, floor load capacity, and zoning — these are not negotiable line items in a lease. They're building constraints that either work or they don't.
Justin's industrial representation starts before rate is ever discussed. If the physical building can't run your operation at scale, the deal shouldn't proceed regardless of how good the rent looks.
Critical upfront diligence: Before signing an LOI on industrial space, get the electrical one-line diagram, sprinkler specifications (density and design), floor load rating, certificate of occupancy, and zoning verification. These take days to pull and can kill a deal before ink hits paper — much better to know early.
"Justin at Mattis Advisors was incredible! He provided a thorough property review, helping me decide whether to sell, hold, or exchange into another property. His analysis and insights were spot-on, ensuring the best outcome for my family. Justin also invited me to a 1031 exchange luncheon, which gave me the knowledge to make a well-informed decision. I highly recommend Justin to anyone needing expert real estate advice!"
"Justin is truly exceptional. From start to finish, he made us feel like a top priority and handled every step with professionalism, care, and heart. It's hard to find someone who's not just doing a job, but genuinely invested, and that's Justin. He's one of the best advisers I've come across in Florida. If he's not already on your team, do yourself a favor and ask for him. You won't be disappointed!"
"Justin Crow helped us find my latest gallery/office and was extremely helpful. Highly recommend Mattis as a firm."
Depends on operation. For distribution: clear height (24' minimum, 32'+ preferred), dock count and configuration, truck court depth. For manufacturing: power (amps, voltage, three-phase), floor load capacity, ceiling clearance for equipment. For flex operations: parking ratios and office-to-warehouse mix. The right rep gets the spec requirements from the operator before touring anything.
Medley and Miami Lakes Class A logistics: $14–$18/SF NNN. Doral and Airport West: $12–$18/SF NNN. Pompano Beach: $10–$14/SF NNN. Palm Beach County: $9–$13/SF NNN. These are 2026 rates and have been pushed significantly since 2020 due to e-commerce and Port of Miami growth. NNN costs (taxes, insurance, CAM) add $3–$5/SF on top.
Warehouse-only TI is typically $3–$15/SF — there's not much to build in a warehouse. Office build-out within the warehouse runs higher, often negotiated as a separate dollar allowance for the office portion only. Landlords also commonly deliver base-building work (HVAC, dock levelers, lighting) separate from TI, and that should be negotiated.
Yes, almost universally. Industrial leases in South Florida are NNN structures — tenant pays base rent plus pro-rata share of property taxes, insurance, and common area maintenance. Modified gross structures exist but are rare. Justin negotiates CAM caps, tax pass-through audit rights, and insurance gross-up protections to control the NNN side of the deal.
6 to 12 months before occupancy is typical. Industrial build-out and permit timelines in South Florida are slow — electrical upgrades, fire sprinkler modifications, and zoning variance processes routinely take 4-6 months. Starting the search 6 months out, with a 3-4 month build-out after lease signing, is a healthy timeline.
Older industrial sites often have historical contamination from prior uses (metal plating, solvent storage, fuel tanks). Tenants take on unlimited environmental liability if not carefully structured. Justin negotiates landlord indemnification for pre-existing conditions, requires Phase I environmental reports be delivered, and limits tenant environmental liability to activities occurring during the lease term.
Free consultation. No obligation. Justin will review your situation and lay out your options.
