1225 Omar Rd
West Palm Beach, FL 33405
Size
11,533 SF
Office
8,006± SF
Warehouse
3,527± SF
Yard
Secured, Enclosed
$18.50/SF
Annual · NNN · 3–5yr
Lease, buy, or develop 10,000+ SF of industrial space in Palm Beach County.
Large-deal representation for any operation that needs scale — distribution, manufacturing, logistics, food & cold storage, contractors, e-commerce and more. Big-box leases (5–10 year terms), building purchases, and industrial land & development sites. I source on- and off-market opportunities, then negotiate on your side of the table.
47+
Leases Closed
24hr
Response
$0
Tenant Cost
2026
Market Data
Zach Vorsteg
Large-format industrial specialist · By appointment only
10,000+ SF · Lease · Buy · Develop
Get Your 10K+ Opportunity Shortlist
Whatever your operation — tell me your size, use, and timeline. I'll respond the same business day with matching large-format buildings, including off-market blocks and pre-listing intel.
Lead form powered by Trusenda — the CRM for CRE agents & brokers
Rather talk? Call directly:
561-718-6725
FL License #SL3603483
Cornerstone Realty
Industrial Specialist · Palm Beach County
How It Works
A straight process built for large, long-term requirements — no junk listings, no pressure.
1
Send Requirements
Size, use, specs, timeline. Form or call — takes 60 seconds.
2
I Source the Market
Same business day: a curated shortlist of 10K+ buildings — on-market, off-market, and pre-listing.
3
Tour & Compare
I coordinate showings and pressure-test clear height, docks, power, and total occupancy cost.
4
Negotiate & Sign
I represent you through LOI, lease review, and signing — rate, escalators, TI, and CAM.
Why Work With a Tenant Rep
In commercial real estate, the landlord pays the commission — whether you have a rep or not. Going without one means giving up the only person at the table working for you.
Representation, Typically No Cost to You
On leases, the landlord pays the commission per the listing agreement. On most purchases, the seller pays both sides at closing. Either way, you usually get full representation without writing a check — I'll always confirm the structure up front on your specific deal.
Off-Market Access
I work the Palm Beach industrial market every day. Some of the best fits never hit LoopNet — they come from broker calls, owner relationships, and pre-listing intel.
The Real Money Is in the Terms
On a 5–10 year, 10K+ SF lease, the escalators, CAM caps, TI allowance, and renewal options move far more money than the headline rate. I model total occupancy cost and negotiate every line in plain English before you sign.
For Buyers: Building Acquisitions
If you're purchasing an industrial building or facility, I negotiate on your side — securing favorable terms, inspections, financing contingencies, and ensuring due diligence.
Off-Market Building Opportunities
Most industrial purchases never hit LoopNet. I source off-market buildings through broker networks and direct owner relationships — often before they're listed publicly.
Complete Due Diligence Guidance
Phase 1 environmental report, structural inspection, title review, zoning verification, and building-code compliance. I coordinate inspections and pressure-test every material aspect before closing.
Financing & Close Coordination
I work with lenders, title companies, and your legal team to ensure a smooth close. On a $5M acquisition, details matter—CAP rates, pro-forma review, and financing contingencies all protect your investment.
For Developers: Land & Development Sites
If you're acquiring industrial land or a development site, I source off-market parcels, guide zoning & entitlements, and position your project for long-term value.
Off-Market Land Sourcing
Industrial land is often sold off-market via owner and broker networks. I access pre-market opportunities and negotiate direct sales before they're listed — saving you timeline and competition.
Zoning & Entitlement Strategy
Current zoning, allowable buildout, and entitlement timeline vary wildly by submarket. I map zoning constraints, identify expansion potential, and coordinate with planning & zoning for approval strategy.
Build-to-Suit Facilitation
If you're acquiring land to develop a custom building for a tenant, I source potential occupants, coordinate lease pre-approvals, and align construction timeline with lease commencement — reducing carry costs.
Why a Focused Rep Wins Big Deals
On a large, long-term lease — or a purchase or land play — the real money hides in the terms and the timing. Here's the edge a dedicated, tenant-and-buyer-side rep brings to a deal this size.
Speed & Single-Minded Focus
At a big firm your deal competes with 40 others for a producer's attention. With me it's one client, one outcome: your best terms. I review every inquiry personally and respond the same business day.
Off-Market Access
A large share of big-block industrial trades quietly — backfilled through direct broker calls, owner relationships, and pre-listing intel before it ever hits LoopNet or Crexi. I work that network daily so you see fits the public market doesn't show.
Only on Your Side
Listing brokers work for the landlord or seller. I represent tenants and buyers only — no listing conflicts. On a 5–10 year lease or a multi-million-dollar purchase, the escalators, CAM caps, TI, and renewal options are where I earn my keep.
Current 10,000+ SF Availabilities
Real inventory across Palm Beach County. These are live opportunities — I'll send your detailed requirements to matching landlords within hours.
3551 23rd Ave S
Marlin Industrial Park · Lake Worth, FL 33461
Combinable
Up to 10,080 SF
Clear Height
14 ft
Units
7 Available
Doors
Drive-Through
$18.00/SF
Annual · NNN · 3–5yr
Looking for something larger or more specific? I source on- and off-market properties daily. Submit your requirements above or call for immediate access to our off-market pipeline.
Call 561-718-6725 NowService Areas in Palm Beach County
I specialize in large-format industrial space across all submarkets. Here's where we're active.
Common Questions
Is this really free?
Yes. I'm a licensed sales associate (FL #SL3603483) at Cornerstone Realty — Cornerstone is the brokerage. In commercial real estate, the landlord pays the brokerage commission per the listing agreement they signed when the property went to market. If you walk in alone, the listing brokerage collects both sides. If I represent you, that same commission gets split between brokerages. Either way, you don't pay anything out of pocket.
What size and type of space is this for?
This is for large-format requirements — roughly 10,000 SF and up — across Palm Beach County. Any operation that needs scale: distribution, manufacturing, logistics/3PL, food & cold storage, contractors, e-commerce, marine, building supply, and more. If you need less than 10,000 SF, I cover that too — just start at my general search page.
What if I'm 6–12 months from my lease expiration?
That's the ideal time to start. Large blocks are scarce and big leases take months to source, tour, and negotiate. Reaching out early means you negotiate from leverage instead of under deadline pressure — no obligation to move until the right building shows up.
What happens after I submit the form?
I personally review every inquiry. You'll typically hear from me the same business day with a quick call or text. From there we'll schedule a 10–15 minute conversation to understand your needs in detail.
Do you only show your own listings?
No. As your tenant rep at Cornerstone Realty, my job is to find the best fit for your business — not to push my own inventory or Cornerstone's. I show every property in the market that matches, including listings from other brokerages.
What is CAM and why is it important?
CAM (Common Area Maintenance): Tenant's share of building operating costs (property taxes, insurance, parking lot maintenance, roof, lobby). On a $10/SF base rent lease, CAM often adds $2–4/SF, raising effective rent to $12–14/SF. Uncapped CAM can escalate 3–5% annually, hidden from base rent negotiations. On a 25,000 SF lease, a $2.50/SF CAM that escalates 3.5% annually costs an extra $60–120K over 10 years. I negotiate CAM caps at 2–2.5% annually or exclude certain costs.
What happens if I'm buying a building — is this still free?
Yes. As a buyer's agent, I represent you in the acquisition. On most industrial purchases in Palm Beach County, the seller pays both sides of the commission at closing — it's built into the sale price. I'll confirm the commission structure upfront. Your benefit: expert representation, off-market deal access, and professional negotiation at no cost to you.
What if I'm interested in land or a development site?
Land acquisition is my service too. I source off-market parcels, guide zoning and entitlement strategy, and help you evaluate build-to-suit potential. Commission structures vary on land (no standard split), so I'll discuss terms upfront. Focus is on finding the right parcel and positioning it for long-term development value.
What's the difference between a tenant rep and a landlord rep?
A tenant rep (or buyer rep) negotiates on behalf of you—the space-seeker. A landlord rep works for the property owner. Tenants work with a tenant rep to secure better lease rates, escalators, CAM caps, and TI allowances. The landlord's broker commission covers both sides per the listing agreement. Engaging a tenant rep is always recommended; you get professional representation at no cost.
How do I know if I should start looking now?
Start 6–12 months before current lease expires (or now, if you're exploring options). This timeline allows you to: (1) Survey market conditions and available space without pressure, (2) Negotiate from strength (landlord knows you're not desperate), (3) Execute 2–3 negotiation cycles, (4) Plan a smooth transition. If you start within 90 days of expiration, you lose all leverage and accept mediocre terms.
When should I start the search for large-format space?
Start 6–12 months before your lease expires, or now if you're exploring. Starting early lets you tour without pressure and negotiate from strength — within 90 days of expiration you lose leverage. I source large blocks continuously, including off-market, so starting today means you see options before the market does.
Deep Dive: Large Format Warehouse Guide
Thinking through lease vs. buy vs. develop? Want to understand submarkets, total occupancy costs, and off-market access? Our comprehensive guide covers everything you need to know about securing and managing large warehouses (10,000+ SF) in Palm Beach County.
Read the Large Warehouse GuideReady to Start? Let's Talk.
Send your requirements or call directly — your choice.
Your Industrial Real Estate Partner
License & Credentials
Zach Vorsteg
FL Real Estate Sales Associate
License #SL3603483
Cornerstone Realty
Verify License
Service Commitment
✓ Same-day response
✓ Off-market pipeline access
✓ Free to tenants & buyers
✓ Dedicated negotiation
✓ 47+ leases closed
Service Areas
West Palm Beach
Riviera Beach / Mangonia Park
Lake Worth / Lantana
Boynton Beach
Delray Beach & all Palm Beach County
Important: Zach Vorsteg is a licensed Florida Real Estate Sales Associate, not a broker. He provides tenant, buyer, and land acquisition representation on large-format industrial leases, purchases, and development sites across Palm Beach County. This page is for informational purposes only and does not constitute legal, financial, or investment advice. Consult with your legal and financial advisors before signing any agreement.