Renovated Three-Unit Mixed-Use
For Sale
$1,600,000
1280 Highway A1a, Satellite Beach, FL
Flexible commercial space with updated systems, waterfront amenities, and a suite configured for medical use.
Property Size4,357 SF
Lot Size0.61 Acres
Price / SF$367.23
Days on Market340
Property Features for 1280 Highway A1a
General Information
Standard status
Active
Size
4,357 SF
Total Parking Spaces
15
Lot size
0.61 Acres
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Office Units
3
Taxes and HOA fees
Annual Taxes
$10,639
Amenities
dock
covered boat lift
Listing Agency:
EXP Realty, LLC
(321) 609-0935
Listed By:
Adam Michael Drwiega · License #3503298
(321) 609-0935
Source:
Exprealty
Added: Sep 26, 2025
Changed: Aug 30
Last Checked: Aug 30 at 8:09PM
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 EXP Realty, LLC
Investment Insights
Based on property information with market context.
This renovated mixed-use property contains 4,357 SF across 3 separate units with adaptable layouts for retail, office, medical, service, or restaurant use. Improvements include LVP flooring, stainless appliances, updated plumbing, HVAC installed in 2023, a metal roof from 2017, and a flat roof completed in 2024. One suite includes a lead-lined X-ray room and is configured for medical use.
The property sits on 0.61 acres with Highway 1 frontage and waterfront amenities that include a new 450-foot dock and a covered boat lift rated for 16,000 pounds. Parking consists of 15 paved spaces and a 3,000 SF gravel area. A 110' x 20' concrete slab is also in place for future expansion. The site is near growing residential developments and the Indian River Lagoon.
The property sits on 0.61 acres with Highway 1 frontage and waterfront amenities that include a new 450-foot dock and a covered boat lift rated for 16,000 pounds. Parking consists of 15 paved spaces and a 3,000 SF gravel area. A 110' x 20' concrete slab is also in place for future expansion. The site is near growing residential developments and the Indian River Lagoon.
Key Highlights
- 4,357 SF mixed‑use property on 0.61 acres
- 3 separate units with flexible layouts
- Lead‑lined X‑ray room in medical‑ready suite
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
$59,290
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
3.71%
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%
$1,185,800
$1.2M
Cap Rate 7%
$847,000
$847.0K
Cap Rate 9%
$658,778
$658.8K
Market Conditions
NOI Build-Up for 4,357 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
$94.1K $21.60/SF
− Vacancy
−$15.1K −$3.46/SF
EGI
$79.1K $18.14/SF
− OpEx
−$19.8K −$4.54/SF
NOI
$59.3K $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%
$1,185,800
Cap Rate 7%
$847,000
Cap Rate 9%
$658,778
Alternative Uses
Best Use
Office B
$847.0K
$741.1K – $988.2K
NOI $59,290 @ 7.0% cap · market cap 3.71%
Second Best
Healthcare Medical
$783.4K
$685.4K – $913.9K
NOI $54,835 @ 7.0% cap · market cap 3.43%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,465 @ 7.0% cap · market cap 5.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Office units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
432
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial space with updated systems, waterfront amenities, and a suite configured for medical use.
Where is this mixed-use property located?
The property is located at 1280 Highway A1a Satellite Beach, FL.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 4,357 SF mixed‑use property on 0.61 acres; 3 separate units with flexible layouts; Lead‑lined X‑ray room in medical‑ready suite
