Tri-county core
Hialeah
industrial.
The deepest small bay tenant base in Florida, in older concrete block stock that nobody is replacing.
Core market / Phil works this one in person
Hialeah is where South Florida keeps its small businesses. Block after block of 1960s and 1970s concrete bays, occupied by importers, fabricators, food processors, auto trades and distributors, most of them owner-operated and most of them there for decades. Turnover is the lowest of any industrial submarket in the tri-county, and that is the single most important fact about the rent roll on a Hialeah building.
The stock is old and the buildings are honest about it: modest clear height, grade-level loading, thin power. What that stock has instead is location, an entrenched tenant base and a replacement cost nobody can justify. No developer is building 3,000 square foot bays on Okeechobee Road at current land prices.
Where the industrial actually is in Hialeah
- Okeechobee Road corridorThe spine. Yard, truck service and older warehouse running northwest out of the city.
- The Hialeah industrial districtDense multi-tenant bays east of the racetrack, the heart of the small bay market.
- Hialeah GardensNewer, larger product to the west, with more modern loading and better truck courts.
- LeJeune and East HialeahAirport-adjacent service industrial and freight.
- The FEC corridorRail-served stock and the Hialeah rail yard, with real outdoor storage behind it.
- Palm Springs and Miami Springs edgeFlex and light industrial serving the airport economy.
The infrastructure
What sets value here
Industrial value is access. Everything a buyer pays for in Hialeah is downstream of these six things.
- Okeechobee RdUS-27. The freight route northwest toward Medley, the Turnpike and the interior.
- SR 826 PalmettoThe county ring road, and the reason Hialeah reaches the whole metro.
- I-75 / GratignyThe northern connections out toward Miami Lakes and Broward.
- The FECThe Florida East Coast Railway and the Hialeah yard, still moving freight.
- MIATen minutes from the largest US airport for international freight.
- LeJeune / NW 36thThe airport approach, and the service corridor that grew along it.
What we sell in Hialeah
Six asset classes, and nothing else
- Small bay and flex. The market. Roughly 1,200 to 15,000 SF, low vacancy, low turnover, and effectively no new supply at that size.
- Warehouse. Older CBS multi-tenant stock, plus larger modern product out in Hialeah Gardens.
- Industrial outdoor storage. Yard behind the rail corridor and along Okeechobee. Scarcer than the buildings.
- Truck parking and terminals. Service and staging on the Okeechobee corridor.
- Industrial land. Almost none, and what there is trades on what the zoning already permits.
- RV and boat storage. Limited supply against real local demand.
Straight answers
Questions owners actually ask
It comes down to the rent roll, the unit mix and how far the in-place rents sit below market. Hialeah leases are often long-standing and well below what the same space would fetch today, and that gap is usually the largest single number in the valuation. Phil concludes every number himself after seeing the building and the rent roll.
Both, and it depends on the buyer. Long tenure means low vacancy risk and a credible income stream, which private and family capital pays for. It usually also means rents well below market, which is upside a buyer will underwrite and pay for as well. What matters is how the leases are documented and when they roll.
Yes. Most Hialeah product trades off-market to buyers who already own in the submarket. Nothing is published or listed, and your tenants do not hear about it from us.
Before you list in Hialeah
Read these before you sign a listing agreement.
How to sell a warehouse in Fort Lauderdale
The seven steps in the order they happen, what sets the price, and the three mistakes that cost owners the most.
What is my industrial property worth?
Why no website can price a warehouse or a truck yard, and what a real broker opinion of value contains.
How to choose an industrial broker
Nine questions to ask before you sign, and what a weak answer sounds like.
Next step
Find out what your property is worth.
A confidential broker opinion of value, at no cost and with no obligation to list. Phil sets the number himself.