Why Doral

Doral is Miami’s premier industrial submarket, defined by immediate adjacency to Miami International Airport (MIA) and access to major highways (SR-826 Palmetto, SR-836 Dolphin, Turnpike). It’s home to a dense cluster of Class-A logistics parks, corporate distribution centers, and multinational tenants handling imports/exports, aviation parts, perishables, and e-commerce fulfillment.

This airport connectivity makes Doral irreplaceable for tenants who require speed to global markets

Market snapshot

• Vacancy: Miami-Dade industrial vacancy sits ~6.3% overall. Doral vacancy is slightly higher than core infill (Hialeah), as new Class-A product delivers around Airport West. Still, space in prime Doral locations backfills quickly.

• Rents: Countywide industrial asks average ~$16.7/SF NNN; Class-A Doral distribution can command $18–20+/SF, especially for new 32–36’ clear logistics facilities.

• Absorption: After slower leasing in 2024, Q2’25 showed positive net absorption, signaling tenants are returning to take advantage of newer space near MIA.

• Pipeline: Modern logistics parks continue to deliver in Doral/Airport West; speculative space created short-term options for tenants, but investor appetite remains strong.

Typical product & users

• Large box (50k–200k+ SF): e-commerce, 3PLs, perishables importers.

• Mid-box (20k–50k SF): corporate distribution, aviation suppliers.

• Flex/office-warehouse: service businesses, light assembly.

• Cold storage: strong demand tied to perishables & pharma.

Explore sizes:

• • 1k–5k SF

  • 5k–10k SF

  • 10k–20k SF

  • 20k–50k SF

  Location advantages

  (why tenants choose Doral)

  • MIA adjacency: #1 U.S. airport for international freight (~3M tons annually).

  • Highway grid: SR-826, SR-836, Florida Turnpike = fast east-west and north-south moves.

  • Corporate cluster: multinationals + 3PLs concentrated in Doral → network effect.

  • Workforce access: strong labor base from Doral, Sweetwater, Flagami, and surrounding areas.

  For tenants: how we help

  • Access to airport-adjacent logistics parks

  • Space ranges from 20k SF flex to 200k+ SF bulk distribution

  • Opportunity to capture concessions in new Class-A projects

  • Expertise navigating aviation, perishables, and e-commerce requirements

For owners & investors: why Doral works

• Liquidity leader: Institutional & REIT investors target Doral assets for global trade exposure.

• Premium rents: Class-A stock commands highest industrial rates in Miami.

• Exit opportunities: Consistent buyer depth ensures pricing resiliency.

• Value-add play: Modernizing older stock (clear height, docks) drives significant rent bumps.

Key Clusters in Doral

• Airport cargo perimeter: Immediate adjacency to MIA’s cargo facilities.

• NW 25th St / 87th Ave corridor: Dense cluster of Class-A logistics parks.

• Dolphin/Palmetto interchange (SR-836/SR-826): quick port/highway access.

• Listings & Tours

  VIVA gives you on-market and exclusive off-market Hialeah options—small-bay, mid-box, and yard/parking sites.

  • Search Industrial Listings

  • Ask for Off-Market Deals

FAQs

Q1: What are average warehouse rents in Doral?

A: Doral Class-A warehouses often command $18–20+/SF NNN, above the county average (~$16.7/SF).

Q2: How much vacancy is in Doral right now?

A: Vacancy ticked up with new supply around Airport West, but remains below U.S. averages, ~6–7% as of Q2’25.

Q3: Why is Doral popular for logistics tenants?

A: Its airport adjacency, highway access, and concentration of 3PLs & corporates make it Miami’s premier logistics hub.

Q4: Who are typical Doral industrial tenants?

A: E-commerce, perishables, aviation suppliers, global distributors, and 3PLs.

Q5: What size spaces are most common?

A: 20k–50k SF mid-box and 100k+ SF bulk distribution dominate, with some flex/office-warehouse stock.