Turn-Key Hospitality Complex with
For Sale
$3,800,000
101 Atlantic Avenue, Cocoa Beach, FL 32931
Turn-key restaurant and arcade hospitality venue with a commercial-grade swimming pool and dedicated public parking lot for oversized vehicles.
Property Size12,084 SF
Price / SF$314.47
Days on Market174
Property Features for 101 Atlantic Avenue
General Information
Standard status
Active
Size
12,084 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$11,292
Amenities
commercial swimming pool
pool deck
lounge area
restrooms
shower facilities
patios
landscaped gathering spaces
audio zones
security and access controls
accessibility compliance
3
Membrane
Parking. Corner Lot.
Lot.
Corner.
Building Details
Year Built
1964
Listing Agency:
One Sotheby's International
(321) 349-5068
Listed By:
James Edmunds · License #3414010
(321) 349-5068
Source:
Xome
Added: Feb 15
Changed: Aug 7
Last Checked: Aug 7 at 1:19AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of One Sotheby's International
Investment Insights
Based on property information with market context.
This turn-key hospitality complex includes a restaurant and arcade environment supported by a commercial kitchen and an indoor bar. The building provides two contemporary restrooms and three commercial family shower facilities for guests, members, and event patrons. A commercial-grade swimming pool is a primary feature of the site, with water features, a sun shelf, accessible entry accommodations, and a surrounding pool deck and lounge area.
Outdoor areas include patios, decking, landscaped gathering spaces, and integrated indoor and outdoor audio zones for events and entertainment. The property has been modernized with updated mechanical systems, utilities, commercial power capacity, security and access controls, and full accessibility compliance.
A dedicated public parking lot supports oversized vehicles and also operates as rental parking to produce independent income. Central business commercial zoning is noted as providing long-term flexibility, including vertical expansion potential, increased height allowances, and limited setback.
Outdoor areas include patios, decking, landscaped gathering spaces, and integrated indoor and outdoor audio zones for events and entertainment. The property has been modernized with updated mechanical systems, utilities, commercial power capacity, security and access controls, and full accessibility compliance.
A dedicated public parking lot supports oversized vehicles and also operates as rental parking to produce independent income. Central business commercial zoning is noted as providing long-term flexibility, including vertical expansion potential, increased height allowances, and limited setback.
Key Highlights
- Turn‑key hospitality venue with restaurant, arcade, and indoor bar supported by a commercial kitchen
- Commercial‑grade swimming pool designed for hospitality use, with water features, sun shelf, and surrounding pool deck and lounge area
- Dedicated public parking lot with capacity for oversized vehicles; parking lot also used as rental space for independent income
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
$160,959
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
4.24%
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%
$3,219,180
$3.2M
Cap Rate 7%
$2,299,414
$2.3M
Cap Rate 9%
$1,788,433
$1.8M
Market Conditions
NOI Build-Up for 12,084 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
$232.0K $19.20/SF
− Vacancy
−$17.4K −$1.44/SF
EGI
$214.6K $17.76/SF
− OpEx
−$53.7K −$4.44/SF
NOI
$161.0K $13.32/SF
Area
Brevard County, FL
Vacancy
7.50%
Lease Rate
$19.20 /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%
$3,219,180
Cap Rate 7%
$2,299,414
Cap Rate 9%
$1,788,433
Alternative Uses
Best Use
Specialty Retail
$2.30M
$2.01M – $2.68M
NOI $160,959 @ 7.0% cap · market cap 4.24%
Second Best
Hotel Hospitality
$1.56M
$1.36M – $1.82M
NOI $109,104 @ 7.0% cap · market cap 2.87%
Theoretical Best
Office A
$3.19M
$2.79M – $3.72M
NOI $223,167 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
540
Businesses Nearby
82k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 46%
Shops & Services 34%
Hotels & Casinos 17%
Dining 2%
Publix
Groceries
36,465 visits/mo
0.1 miles
Dollar Tree
Shops & Services
12,673 visits/mo
0.1 miles
7-Eleven
Shops & Services
10,897 visits/mo
0.3 miles
Hilton Garden Inn
Hotels & Casinos
6,354 visits/mo
0.2 miles
Courtyard Cocoa Beach Cape Canaveral
Hotels & Casinos
6,315 visits/mo
0.5 miles
Demographics for 32931, FL
13,643
Population
10,763
Households
1.3
Avg Household Size
60
Median Age
52%
College-Educated
97%
High-School Grad
5.2 sq mi
ZIP Area
2,624
Density / Sq Mi
$84,769
Median Household Income
$51,769
Median Earnings
$1,533
Median Rent
$478,300
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Resort - Turn-key restaurant and arcade hospitality venue with a commercial-grade swimming pool and dedicated public parking lot for oversized vehicles.
Where is this resort located?
The property is located at 101 Atlantic Avenue Cocoa Beach, FL.
What is the asking price?
The asking price for this property is $3,800,000.
What are key features of this property?
This property features: Turn‑key hospitality venue with restaurant, arcade, and indoor bar supported by a commercial kitchen; Commercial‑grade swimming pool designed for hospitality use, with water features, sun shelf, and surrounding pool deck and lounge area; Dedicated public parking lot with capacity for oversized vehicles; parking lot also used as rental space for independent income
