Written by Stephen Bridges, OnPace Partners
The Norcross and Doraville submarkets serve as key industrial hubs in northeast Atlanta, offering strategic infill locations with strong connectivity, proximity to the urban core and access to the affluent northern suburbs. Despite limited new development and aging inventory, both areas remain attractive to small and mid-sized tenants seeking last-mile and local distribution opportunities.
Location & Connectivity
Both submarkets benefit from exceptional access to vital infrastructure:
- Norcross: Proximity to I-85 and located between Atlanta’s dense core and its wealthy northern suburbs
- Doraville: Immediate access to I-85, I-285 and a Norfolk Southern rail line
This connectivity supports regional distribution while keeping transportation costs low, a key driver for tenants in these tight infill locations.
Tenant Profiles & Inventory Characteristics
Norcross
Norcross caters more to small and midsized users, with an average building size of 40,000 SF and very few properties exceeding 250,000 SF. Much of the submarket was built during a boom in the late 1980s and early 1990s, leaving the typical facility around 35 years old.
Doraville
Doraville’s inventory is characterized by larger facilities, but nearly 80% of its space was built before 1990. Only 1.9 million SF has been delivered over the past decade, while 1.3 million SF was demolished — reflecting land constraints and limited development opportunities.
Zoning restrictions and land limitations make new construction rare, with most tenants opting for smaller infill space close to customers and workforce.
Vacancy & Rent Trends
| Metric | Doraville | Norcross |
| Vacancy Rate | 6.1% | 6.8% |
| Metro Average Vacancy | ~8% | ~8% |
| Y/Y Rent Growth | 3.8% | 3.7% |
| Average Asking Rent | $10.90/SF | $11.80/SF |
| Rent Trend Context | Below 10-year avg, decelerating | In line with metro avg |
Vacancy in both markets has ticked up slightly due to recent move-outs and slower leasing activity, not an influx of new supply. Overall rates remain below the metro average and rent growth is modest but stable.
Key Takeaways
- Infill Strength: Both Doraville and Norcross are well-positioned for last-mile and regional distribution, thanks to superior access and proximity to metro Atlanta.
- Constrained Supply: Land and zoning constraints continue to limit new development, placing upward pressure on rents and reducing availability.
- Diverse Tenant Base: Doraville supports larger-scale tenants; Norcross is tailored to small and mid-sized users.
- Aging Inventory: Most space is decades old, though location continues to drive demand.