First-Floor Medical Office
For Sale
Under Contract
$450,000
2194 Highway A1a, Indian Harbour Beach, FL 32937
COMMERCIAL - Indian Harbour Beach, FL
Property Size2,763 SF
Lot Size0.07 Acres
Price / SF$162.87
Days on Market208
Property Features for 2194 Highway A1a
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking features
Parking Lot
Lot features
Cleared, Few Trees
Directions
From I-95 North (Pineda): Exit Pineda Pkwy, E to US-1, S to Jimmy Buffet Hwy From I-95 South (Eau Gallie): Exit Eau Gallie Blvd, E to US-1, S to Jimmy Buffet Hwy
Subdivision
382-Satellite Bch/Indian Harbour Bch
Standard status
Active Under Contract
APN
27-37-13-00-00273.A-0000.00
Size
2,763 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ATLANTIS PROFESSIONAL CONDO UNIT 102 ATLANTIS PROFESSIONAL CONDO AS DESC IN ORB 2621 PG 42 AND ALL AMENDMENTS THERETO.
Tax Annual Amount
4350
HOA Fee
$1,450 Monthly
Legal Description
ATLANTIS PROFESSIONAL CONDO UNIT 102 ATLANTIS PROFESSIONAL CONDO AS DESC IN ORB 2621 PG 42 AND ALL AMENDMENTS THERETO.
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Central
Cooling system
Multi Units, Central Air
Water source
Public
Amenities
shared tropical atrium
24-hour access
great signage
Building Details
Year built
1985
Floors in Building
4
Number of units
3
Flooring type
Tile
Building materials
Concrete, Stucco
Listing Agency:
Realty World Curri Properties
(321) 259-1003
Listed By:
John D Curri · License #3105835
(321) 961-4487
Added: Jan 29
Changed: Aug 4
Last Checked: Aug 25 at 6:06AM
MLS# 1067861
Copyright © 2026 Space Coast Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
First-floor medical office condo totaling 2,763 SF within the Atlantis Professional Center. The interior buildout includes a reception and waiting area, six offices or exam rooms, an X-ray room with shielding, and a kitchen. Flooring is tile, and the space is served by electric heating with central cooling.
The building includes a shared tropical atrium, a glass elevator, and 24-hour access. Construction is concrete and stucco, and the property has access to on-site parking via a parking lot.
Utilities include public water and public sewer. Built in 1985, the condo is positioned for professional use, with the center’s shared amenities supporting medical, dental, massage, and other office operations.
The building includes a shared tropical atrium, a glass elevator, and 24-hour access. Construction is concrete and stucco, and the property has access to on-site parking via a parking lot.
Utilities include public water and public sewer. Built in 1985, the condo is positioned for professional use, with the center’s shared amenities supporting medical, dental, massage, and other office operations.
Key Highlights
- 2,763 SF first‑floor medical office condo
- Buildout includes reception and waiting area plus six offices or exam rooms
- X‑ray room with shielding
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$37,599
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.36%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$751,980
$752.0K
Cap Rate 7%
$537,129
$537.1K
Cap Rate 9%
$417,767
$417.8K
Market Conditions
NOI Build-Up for 2,763 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$59.7K $21.60/SF
− Vacancy
−$9.5K −$3.46/SF
EGI
$50.1K $18.14/SF
− OpEx
−$12.5K −$4.54/SF
NOI
$37.6K $13.61/SF
Area
Brevard County, FL
Vacancy
16.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$751,980
Cap Rate 7%
$537,129
Cap Rate 9%
$417,767
Alternative Uses
Best Use
Office B
$537.1K
$470.0K – $626.7K
NOI $37,599 @ 7.0% cap · market cap 8.36%
Second Best
Healthcare Medical
$496.8K
$434.7K – $579.6K
NOI $34,774 @ 7.0% cap · market cap 7.73%
Theoretical Best
Office A
$729.0K
$637.8K – $850.5K
NOI $51,027 @ 7.0% cap · market cap 11.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
606
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32937, FL
27,306
Population
13,619
Households
2
Avg Household Size
50
Median Age
53%
College-Educated
99%
High-School Grad
6.8 sq mi
ZIP Area
4,016
Density / Sq Mi
$98,411
Median Household Income
$55,420
Median Earnings
$1,718
Median Rent
$421,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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- Jeffrey Steven Christiansen, DVM, DACVS — 968 E Eau Gallie Blvd, Indian Harbour Beach, FL 32937
Frequently Asked Questions
What type of property is this?
Medical Office Space - First-floor medical office condo with reception, six offices or exam rooms, and an X-ray room in a professional center.
Where is this medical office space located?
The property is located at 2194 Highway A1a Indian Harbour Beach, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,763 SF first‑floor medical office condo; Buildout includes reception and waiting area plus six offices or exam rooms; X‑ray room with shielding
