Freestanding Flex
For Sale
$1,390,000
102-809 N Cocoa Blvd, Cocoa, FL 32922
General Commercial property combining showroom space with an expansive area for warehouse, storage, or workspace functions.
Property Size6,000 SF
Price / SF$231.67
Days on Market147
Property Features for 102-809 N Cocoa Blvd
General Information
Standard status
Active
Size
6,000 SF
Total Parking Spaces
19
Zoning
C-G (General Commercial)
Warehouse & Industrial
Warehouse Space
5,000 SF
Office Build-Out
1,000 SF
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$9,370
Building Details
Buildings
1
Building Size
6,000 SF
Listing Agency:
aReal Estate Service Team
(321) 986-9966
Listed By:
Aly Eduardo Hernandez · License #3386126
(321) 986-9966
Source:
Exprealty
Added: Mar 15
Changed: Aug 8
Last Checked: Aug 8 at 3:43AM
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 aReal Estate Service Team
Investment Insights
Based on property information with market context.
This freestanding commercial building contains approximately 6,000 SF, including roughly 1,000 SF of showroom or office area and a larger open flex section. The interior configuration supports warehouse, storage, workspace, retail showroom, building material sales, contractor headquarters, and service-oriented operations. The property includes 19 on-site parking spaces, a roof replaced in 2023, and three newer HVAC units.
Positioned on N Cocoa Blvd along the US-1 corridor in Cocoa, the property offers access to SR-520, Interstate 95, Merritt Island, Port Canaveral, and Titusville. C-G General Commercial zoning supports a broad range of commercial uses. The combination of customer-facing space and open operational area provides a practical format for an owner-user or investor.
Positioned on N Cocoa Blvd along the US-1 corridor in Cocoa, the property offers access to SR-520, Interstate 95, Merritt Island, Port Canaveral, and Titusville. C-G General Commercial zoning supports a broad range of commercial uses. The combination of customer-facing space and open operational area provides a practical format for an owner-user or investor.
Key Highlights
- Approximately 6, 000 SF freestanding commercial building
- Approximately 1, 000 SF showroom or office area
- Open flex space for warehouse, storage, or workspace use
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
$81,648
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
5.87%
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%
$1,632,960
$1.6M
Cap Rate 7%
$1,166,400
$1.2M
Cap Rate 9%
$907,200
$907.2K
Market Conditions
NOI Build-Up for 6,000 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
$129.6K $21.60/SF
− Vacancy
−$20.7K −$3.46/SF
EGI
$108.9K $18.14/SF
− OpEx
−$27.2K −$4.54/SF
NOI
$81.6K $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%
$1,632,960
Cap Rate 7%
$1,166,400
Cap Rate 9%
$907,200
Alternative Uses
Best Use
Office B
$1.17M
$1.02M – $1.36M
NOI $81,648 @ 7.0% cap · market cap 5.87%
Second Best
Retail
$988.2K
$864.7K – $1.15M
NOI $69,174 @ 7.0% cap · market cap 4.98%
Theoretical Best
Office A
$1.58M
$1.39M – $1.85M
NOI $110,808 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,433
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32922, FL
15,923
Population
8,667
Households
1.8
Avg Household Size
40
Median Age
19%
College-Educated
89%
High-School Grad
5.4 sq mi
ZIP Area
2,949
Density / Sq Mi
$46,138
Median Household Income
$35,125
Median Earnings
$1,057
Median Rent
$176,100
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.
Similar Off Market Nearby
- WilmaWishezEateryLLc. — 115 Polaris St, Cocoa, FL 32922
Frequently Asked Questions
What type of property is this?
Flex space - General Commercial property combining showroom space with an expansive area for warehouse, storage, or workspace functions.
Where is this flex space located?
The property is located at 102-809 N Cocoa Blvd Cocoa, FL.
What is the asking price?
The asking price for this property is $1,390,000.
What are key features of this property?
This property features: Approximately 6, 000 SF freestanding commercial building; Approximately 1, 000 SF showroom or office area; Open flex space for warehouse, storage, or workspace use
