Ocean-Adjacent Office
For Sale
$1,585,000
3270 Highway A1a, Melbourne, FL 32951
Commercial Sale, Melbourne, FL
Property Size7,110 SF
Lot Size0.53 Acres
Price / SF$222.93
Days on Market113
Property Features for 3270 Highway A1a
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Bathrooms
7
Full bathrooms
7
Rooms
Bathroom 7, Bathroom 3, Bathroom 2, Bathroom 6, Bathroom 1, Bathroom 4, Bathroom 5
Parking features
Assigned, Parking Lot
Security features
Security System
Accessibility
Accessible Elevator Installed
Subdivision
Averill Farms Subd
Lot features
Irregular Lot
Directions
From US-192 head South onto Highway A1A, 3270 property will be on your right.
Standard status
Active
APN
28-38-21-Gd-0000h.0-0001.00
Size
7,110 SF
Lot size
0.53 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
AVERILL FARMS SUBD PART OF LOTS 1 & 2 BLK H & LOT 3 BLK I W OF A1A AS DES IN ORB 2647 PG 2838 EX PB 32 PG 24, ORB 3809 PG 3077
Tax Annual Amount
13209
Legal Description
AVERILL FARMS SUBD PART OF LOTS 1 & 2 BLK H & LOT 3 BLK I W OF A1A AS DES IN ORB 2647 PG 2838 EX PB 32 PG 24, ORB 3809 PG 3077
Utilities
Sewer type
Public Sewer
Heating system
Zoned, Central
Cooling system
Zoned, Central Air
Water source
Public
Building Details
Year built
1997
Floors in Building
2
Number of units
5
Flooring type
Vinyl, Carpet, Tile
Building materials
Block, Stucco
Roof type
Wood, Tile
Listing Agency:
Realty World Curri Properties
(321) 259-1003
Listed By:
John D Curri · License #3105835
(321) 961-4487
Added: May 5
Changed: Aug 20
Last Checked: Aug 25 at 6:06AM
MLS# 1076552
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.
Set on +/-0.53 acres along Highway A1A in Melbourne, this commercial building combines office suites with ground-level retail occupancy. Approximately +/-5,000 SF is available for an owner-user or lease, including second-floor suites with ocean views, while approximately +/-2,000 SF is leased to three retail tenants.
The property includes assigned parking and a parking lot, an accessible elevator, public water, and public sewer. Construction features block and stucco, with vinyl, carpet, and tile flooring. Zoned commercial use supports retail, office, medical, wellness, childcare, and food operations. The property is positioned near the Atlantic Ocean and Sebastian Inlet, with Melbourne, FL identified as the postal city.
The property includes assigned parking and a parking lot, an accessible elevator, public water, and public sewer. Construction features block and stucco, with vinyl, carpet, and tile flooring. Zoned commercial use supports retail, office, medical, wellness, childcare, and food operations. The property is positioned near the Atlantic Ocean and Sebastian Inlet, with Melbourne, FL identified as the postal city.
Key Highlights
- +/−0.53‑acre commercial property along Highway A1A in Melbourne, FL
- +/−5,000 SF available for an owner‑user or lease
- +/−2,000 SF leased to three retail tenants
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
$96,753
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
6.10%
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%
$1,935,060
$1.9M
Cap Rate 7%
$1,382,186
$1.4M
Cap Rate 9%
$1,075,033
$1.1M
Market Conditions
NOI Build-Up for 7,110 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
$153.6K $21.60/SF
− Vacancy
−$24.6K −$3.46/SF
EGI
$129.0K $18.14/SF
− OpEx
−$32.3K −$4.54/SF
NOI
$96.8K $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%
$1,935,060
Cap Rate 7%
$1,382,186
Cap Rate 9%
$1,075,033
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,753 @ 7.0% cap · market cap 6.10%
Second Best
Retail
$1.17M
$1.02M – $1.37M
NOI $81,971 @ 7.0% cap · market cap 5.17%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,307 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 32951, FL
11,525
Population
7,720
Households
1.5
Avg Household Size
61
Median Age
52%
College-Educated
97%
High-School Grad
8.1 sq mi
ZIP Area
1,423
Density / Sq Mi
$88,859
Median Household Income
$53,281
Median Earnings
$1,690
Median Rent
$495,700
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Mixed commercial configuration includes upper-level suites with ocean views and leased retail space.
Where is this office building located?
The property is located at 3270 Highway A1a Melbourne, FL.
What is the asking price?
The asking price for this property is $1,585,000.
What are key features of this property?
This property features: +/−0.53‑acre commercial property along Highway A1A in Melbourne, FL; +/−5,000 SF available for an owner‑user or lease; +/−2,000 SF leased to three retail tenants
