Built-Out Boutique Office
For Sale
$399,900
106-5505 N Atlantic Ave, Cocoa Beach, FL 32931
Turnkey, design-forward office built for client meetings, with a beverage bar and refined interior finishes.
Property Size1,146 SF
Price / SF$348.95
Days on Market134
Property Features for 106-5505 N Atlantic Ave
General Information
Standard status
Active
Size
1,146 SF
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$1,638
Listing Agency:
Jennifer McCoy PA
(321) 720-6654
Listed By:
Jennifer McCoy · License #3011977
(321) 720-6654
Source:
Exprealty
Added: Apr 6
Changed: Aug 15
Last Checked: Aug 16 at 11:36AM
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 Jennifer McCoy PA
Investment Insights
Based on property information with market context.
Professionally built-out as a boutique real estate office, this interior space is designed for client-facing meetings and day-to-day team productivity. The build includes warm architectural elements such as tongue-and-groove ceilings, quartz countertops, and custom wood cabinetry. Abundant natural light highlights the refined finishes throughout. A stylish beverage bar anchors hospitality for client interactions, supported by a double-drawer refrigerator/freezer and a convection oven, creating a functional setup for gatherings and discussions.
The suite is located within a busy condominium building in Cocoa Beach, in a high-traffic, centrally located area. The property benefits from visibility and accessibility, and it sits among established businesses that align well with the real estate office use, supporting consistent foot traffic and potential referrals within the building and surrounding commercial environment.
For a real estate professional or team, the layout is oriented toward presentation and performance, making it well-suited for closings, client consultations, and collaborative work. As a turnkey option, it offers a branded, polished environment that can support ongoing operations without requiring a near-term redesign.
The suite is located within a busy condominium building in Cocoa Beach, in a high-traffic, centrally located area. The property benefits from visibility and accessibility, and it sits among established businesses that align well with the real estate office use, supporting consistent foot traffic and potential referrals within the building and surrounding commercial environment.
For a real estate professional or team, the layout is oriented toward presentation and performance, making it well-suited for closings, client consultations, and collaborative work. As a turnkey option, it offers a branded, polished environment that can support ongoing operations without requiring a near-term redesign.
Key Highlights
- Professionally built‑out boutique real estate office space designed for client meetings and day‑to‑day team operations
- Tongue‑and‑groove ceilings, quartz countertops, and custom wood cabinetry throughout
- Includes a beverage bar with double‑drawer refrigerator/freezer and convection oven
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
$15,595
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
3.90%
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%
$311,900
$311.9K
Cap Rate 7%
$222,786
$222.8K
Cap Rate 9%
$173,278
$173.3K
Market Conditions
NOI Build-Up for 1,146 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
$24.8K $21.60/SF
− Vacancy
−$4.0K −$3.46/SF
EGI
$20.8K $18.14/SF
− OpEx
−$5.2K −$4.54/SF
NOI
$15.6K $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%
$311,900
Cap Rate 7%
$222,786
Cap Rate 9%
$173,278
Alternative Uses
Best Use
Office B
$222.8K
$194.9K – $259.9K
NOI $15,595 @ 7.0% cap · market cap 3.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$302.3K
$264.6K – $352.7K
NOI $21,164 @ 7.0% cap · market cap 5.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
862
Businesses Nearby
Explore this area
Business Placement
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 Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Turnkey, design-forward office built for client meetings, with a beverage bar and refined interior finishes.
Where is this office units located?
The property is located at 106-5505 N Atlantic Ave Cocoa Beach, FL.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Professionally built‑out boutique real estate office space designed for client meetings and day‑to‑day team operations; Tongue‑and‑groove ceilings, quartz countertops, and custom wood cabinetry throughout; Includes a beverage bar with double‑drawer refrigerator/freezer and convection oven
