Ever driven through Doral and noticed that massive, glass-heavy building right off the main drag? That’s 3655 NW 87th Ave. It’s officially known as the Doral Concourse. If you’ve spent any time in the Miami business world, you know this isn't just another office block. It’s a landmark. Located right in the heart of one of Florida’s fastest-growing cities, it sits at a weirdly perfect intersection of logistics, luxury, and pure caffeine-fueled hustle.
Doral is a trip. One minute you’re passing a warehouse full of heavy machinery, and the next you’re at a high-end golf resort. This building, 3655 NW 87th Ave Miami FL, kind of bridges those two worlds. It’s a Class A office space. That means it’s fancy. We’re talking about 240,000 square feet of real estate where deals actually happen. It’s not just a place where people clock in; it’s a strategic asset for companies that need to be near the airport but don't want to look like they're working out of a shipping container.
The Logistics of 3655 NW 87th Ave Miami FL
Location is everything. Seriously. If you’re a business owner in South Florida, you know that traffic is the absolute "final boss" of your workday. Being at this specific address means you’re essentially minutes away from the Palmetto Expressway (SR 826) and the Dolphin Expressway (SR 836). It’s a lifesaver. You can get to Miami International Airport in about 15 minutes, assuming the 826 isn't a parking lot that day.
What’s interesting is how the building handles the "Miami heat" factor. It’s got this LEED Gold certification. Basically, it’s designed to not be an energy hog. In a city where the sun tries to melt the pavement ten months out of the year, having high-performance glass and efficient HVAC isn't just a "green" flex—it’s a bottom-line necessity. The floor plates are about 34,000 square feet. That’s huge. It allows for those wide-open, "Silicon Valley" style layouts that tech companies love, but you still see plenty of traditional law firms and logistics giants in there too.
Who Actually Works Here?
The tenant roster is a bit of a "who’s who" of regional players. You’ve got Starboard Cruise Services calling it home, which makes sense given Miami is the cruise capital of the world. Then there’s Infinite World. It’s a mix. You might share an elevator with someone in a three-piece suit and then see someone in a hoodie talking about blockchain.
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Doral has evolved. It’s no longer just the place you go to buy tile or get your car fixed. It’s a corporate nucleus. 3655 NW 87th Ave Miami FL is right across from CityPlace Doral. That’s a big deal for employee retention. People actually want to work in places where they can walk to a decent lunch or hit a bowling alley after work. It beats the heck out of being stuck in a dead-zone industrial park where the only food option is a vending machine or a sketchy taco truck.
What Real Estate Pros Get Wrong About the Doral Market
People think Doral is just a suburban sprawl. Wrong. It’s an international trade hub. Because 3655 NW 87th Ave is so close to the airport and the cargo areas, it’s a magnet for multinational corporations that need a "Gateway to the Americas." If you’re doing business in Bogotá, São Paulo, or Mexico City, you need a base in Miami. Doral is that base.
The vacancy rates in Class A buildings like the Doral Concourse tend to stay lower than the national average. Why? Because you can’t replicate the location. You can build a shiny new tower in the middle of nowhere, but you can’t move the airport. Investors like Alchemy-Abrabr and Breakers Capital have seen the value here. They aren't just buying bricks; they’re buying a piece of the global supply chain.
The "Hidden" Perks of the Address
- Parking ratio: It’s roughly 4 per 1,000 square feet. In Miami, that's gold. If you’ve ever tried to park in Brickell, you know the pain of paying $40 to squeeze into a spot designed for a golf cart.
- On-site management: It sounds boring, but when the AC goes out in July, you want people on-site who actually give a damn.
- Visibility: The building is a beacon. If you tell a client "I'm in the Doral Concourse," they know exactly where that is. You don't need to send a 10-paragraph email with directions.
Navigating the Lease Landscape in 2026
Looking for space here isn't like renting an apartment. You have to understand the nuances of the Doral market. Rents for Class A space in this corridor have been climbing steadily. We’re seeing a shift where companies are downsizing their total square footage but upgrading the quality of their office. They want the "wow" factor of 3655 NW 87th Ave Miami FL to lure employees back from their home offices.
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It’s a tough sell to get someone out of their pajamas if the office is a beige cubicle farm. But a glass tower with views of the Trump National Doral golf course? That’s a bit more enticing. You’re looking at triple-net (NNN) leases mostly, where you’re covering your share of taxes, insurance, and maintenance. It's the standard for high-end commercial property, so don't let the "base rent" figure fool you—always ask for the "all-in" number.
The Competition
Is it better than the towers in Coral Gables or Downtown? Honestly, it depends on your commute. If your workforce lives in Weston, Pembroke Pines, or Hialeah, 3655 NW 87th Ave is a godsend. If they’re all in Coconut Grove, they’ll hate you for making them drive to Doral.
But for business, Doral wins on accessibility. You’re not fighting the drawbridges of the Miami River or the gridlock of Biscayne Boulevard. You get in, you do your work, you get out. It’s efficient. It’s very... Doral.
Actionable Steps for Potential Tenants or Investors
If you’re looking at 3655 NW 87th Ave Miami FL as a potential home for your business, don't just look at the floor plan. Visit during the "rush hour transition" around 4:30 PM. See how the traffic flows out of the garage. It’s actually better than most, but you should see it for yourself.
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Check the fiber optic connectivity. Most Class A buildings here are stacked, but if you’re in tech or high-frequency trading, you need to verify the redundancy. Talk to the current tenants. Ask them how the building handled the last big tropical storm. These are the things that don't show up in a glossy brochure but matter immensely when you’re signed into a 7-year lease.
For investors, keep an eye on the surrounding developments. As CityPlace Doral continues to expand and more residential units pop up nearby, the "work-live-play" value of this address only goes up. It’s becoming a true urban core in the middle of the suburbs.
Next Steps for Businesses:
- Verify Zoning: Ensure your specific business use is permitted under Doral’s commercial zoning codes, though most office-based professions are a breeze.
- Audit the Commute: Map out where your top talent lives. If the center of gravity is West Miami-Dade or Broward, this is your spot.
- Negotiate Tenant Improvements: Since the building is established, look for "TI" (Tenant Improvement) allowances to customize your space. Don't take the "as-is" layout if it doesn't fit your culture.
- Review the CAM Fees: Common Area Maintenance in Doral can fluctuate with insurance rates; get a 3-year history to avoid surprises.
The Doral Concourse at 3655 NW 87th Ave Miami FL remains a powerhouse for a reason. It’s a blend of prestige and practicality that’s hard to find once you get closer to the water. Whether you’re a logistics firm or a creative agency, it’s one of those rare addresses that actually helps your brand rather than just housing it.