Industrial and Warehouse Acquisition Checklist: What Disciplined Buyers Inspect

Clear Height and Column Spacing

Clear height drives modern tenant demand. Below 18 feet, the tenant pool narrows to local users and light storage. From 24 to 32 feet, regional distribution and third-party logistics open up. Above 32 feet, you compete for big-box distribution.

Column spacing matters almost as much. Wider column bays (50 feet or more between columns) make a warehouse usable for racking systems and modern material handling. Tight column grids limit the tenant universe and the rent achievable.

Loading: Docks, Doors, and Truck Court

We count dock-high doors per 10,000 square feet as a baseline. One dock per 10,000 square feet is light. One per 5,000 is typical for distribution. One per 3,000 supports cross-dock operations. Grade-level doors complement docks for vehicle access.

Truck court depth has to support the tenant's expected trailer size. 130-foot truck courts accommodate most modern trailer maneuvers. Below 120 feet, larger users will pass.

Power and Utility Capacity

Available electrical service often decides whether a building serves a manufacturer, a distributor, or only a storage user. 400-amp single-phase is light commercial. 800-amp to 2,000-amp three-phase opens up industrial uses. Upgrading service after acquisition is expensive and slow.

Water, sewer, and natural gas availability matter for food, beverage, and light-manufacturing tenants. Buildings without those services have a narrower tenant universe and a lower rent ceiling.

Site, Zoning, and Access

Industrial zoning categories vary by county and city. Some allow outdoor storage. Some restrict trailer parking. Some prohibit certain uses (auto repair, cannabis, food processing). The zoning analysis happens before the underwriting, not after.

Access to I-95, the Florida Turnpike, US-441, and the Port Everglades and PortMiami corridors drives both tenant interest and rent. A building one minute off an interchange commands materially higher rent than the same building three miles inland.

Roof, Slab, and Sprinklers

We pull roof age, last re-coat or replacement, and any active leak history. South Florida sun and storms shorten roof life. A 15-year-old TPO or single-ply roof is approaching the end of its useful life and needs to be modeled into capital reserves.

Slab thickness and load capacity matter for tenants storing heavy material. ESFR sprinklers are increasingly expected for high-pile storage. Older buildings with light-hazard wet systems may need sprinkler upgrades to attract modern tenants.

Lease Structure and Tenant Quality

Industrial leases are typically NNN or absolute net. We verify reimbursement structure, escalation (fixed 2.5 to 4% or CPI), and any options. Below-market rents with several years of term are an upside. Above-market rents with short term are a liability.

Tenant financials and operating history get the same scrutiny as in any other asset class. A single-tenant industrial property is a credit decision as much as a real estate decision.

How We Run a Process

On industrial opportunities in South Florida, we tour quickly, underwrite cleanly, and submit a written offer we can defend at closing. If your property fits our box (industrial, multifamily, office, or NNN lease in South Florida) submit it for review and we will respond promptly.