Turnkey Waterfront Office
For Sale
$180,000
2210 Front St Ste 208 & 210, Melbourne, FL 32901
Turnkey waterfront office condominium set up for professional users, including small medical and legal practices.
Property Size660 SF
Days on Market73
Property Features for 2210 Front St Ste 208 & 210
General Information
Standard status
Active
Size
660 SF
Class
C
Property subtype
Office
Additional Details
Asking Price
$180,000
Building Details
Building Size
660 SF
Year Built
1983
Listing Agency:
Lightle Beckner Robison Inc
(321) 722-0707
Listed By:
Hayden Brouillette · License #SL3587660
Source:
Teamlbr
Added: Jun 2
Changed: Aug 8
Last Checked: Aug 12 at 4:40AM
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 Lightle Beckner Robison Inc
Investment Insights
Based on property information with market context.
Turnkey waterfront office condominium offered for sale, comprising suites 208 and 210. The space is presented ready for occupancy, designed to support a professional workflow with a configuration that fits small, service-oriented office users.
Located on Front Street in a highly desirable area, the property benefits from its waterfront setting and visibility in a central commercial corridor. The combination of location and turn-key presentation makes it practical for operators looking to open or relocate with less downtime.
This asset is well matched for a small medical practice, legal office, counseling service, or similar professional use with minimal on-site staff. Its condominium format supports a focused footprint, making it a strong option for buyers who want a manageable, move-in-ready office environment in an established Front Street setting.
Located on Front Street in a highly desirable area, the property benefits from its waterfront setting and visibility in a central commercial corridor. The combination of location and turn-key presentation makes it practical for operators looking to open or relocate with less downtime.
This asset is well matched for a small medical practice, legal office, counseling service, or similar professional use with minimal on-site staff. Its condominium format supports a focused footprint, making it a strong option for buyers who want a manageable, move-in-ready office environment in an established Front Street setting.
Key Highlights
- Turnkey waterfront office condominium
- Built in 1983
- Offered for sale at $180,000
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
$8,981
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
4.99%
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%
$179,620
$179.6K
Cap Rate 7%
$128,300
$128.3K
Cap Rate 9%
$99,789
$99.8K
Market Conditions
NOI Build-Up for 660 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
$14.3K $21.60/SF
− Vacancy
−$2.3K −$3.46/SF
EGI
$12.0K $18.14/SF
− OpEx
−$3.0K −$4.54/SF
NOI
$9.0K $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%
$179,620
Cap Rate 7%
$128,300
Cap Rate 9%
$99,789
Alternative Uses
Best Use
Office B
$128.3K
$112.3K – $149.7K
NOI $8,981 @ 7.0% cap · market cap 4.99%
Second Best
Healthcare Medical
$118.7K
$103.8K – $138.4K
NOI $8,306 @ 7.0% cap · market cap 4.61%
Theoretical Best
Office A
$174.1K
$152.4K – $203.2K
NOI $12,189 @ 7.0% cap · market cap 6.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,561
Businesses Nearby
Explore this area
Business Placement
Demographics for 32901, FL
26,286
Population
13,241
Households
2
Avg Household Size
46
Median Age
31%
College-Educated
90%
High-School Grad
12.1 sq mi
ZIP Area
2,172
Density / Sq Mi
$50,646
Median Household Income
$31,929
Median Earnings
$1,349
Median Rent
$244,500
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 waterfront office condominium set up for professional users, including small medical and legal practices.
Where is this office units located?
The property is located at 2210 Front St Ste 208 & 210 Melbourne, FL.
What is the asking price?
The asking price for this property is $180,000.
What are key features of this property?
This property features: Turnkey waterfront office condominium; Built in 1983; Offered for sale at $180,000
