Restaurant Condo With Outdoor
For Sale
$449,000
222 N 1st Street, Cocoa Beach, FL 32931
Restaurant condominium with natural light, outdoor seating, and a pass-through service window near the ocean.
Property Size1,113 SF
Price / SF$403.41
Days on Market41
Property Features for 222 N 1st Street
General Information
Standard status
Active
Size
1,113 SF
Additional Details
Patio
Yes
Amenities
pass-through window
Listing Agency:
Century 21 Ocean
(321) 209-1481
Listed By:
Barbara Schluraff · License #3633896
(321) 209-1481
Source:
Startbrevardsearch
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 28 at 1:00PM
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 Century 21 Ocean
Investment Insights
Based on property information with market context.
This commercial condominium is currently configured for restaurant use, with a naturally lit interior, outdoor seating, and a pass-through window that supports service between the building and patio area. The property is well maintained and includes a roof installed in 2019. Parking is available for customers and visitors.
The property is located at 222 N 1st Street in Cocoa Beach, Florida, within the downtown redevelopment center and a few blocks from the ocean. The existing restaurant setup may support continued food-service operations or adaptation for other mixed-use commercial purposes. Units A and B are also available for purchase separately, and the business itself is not included.
The property is located at 222 N 1st Street in Cocoa Beach, Florida, within the downtown redevelopment center and a few blocks from the ocean. The existing restaurant setup may support continued food-service operations or adaptation for other mixed-use commercial purposes. Units A and B are also available for purchase separately, and the business itself is not included.
Key Highlights
- Restaurant use with outdoor seating and a pass‑through window
- Roof installed in 2019
- Located at 222 N 1st Street in Cocoa Beach, FL 32931
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
$14,825
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
3.30%
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%
$296,500
$296.5K
Cap Rate 7%
$211,786
$211.8K
Cap Rate 9%
$164,722
$164.7K
Market Conditions
NOI Build-Up for 1,113 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
$21.4K $19.20/SF
− Vacancy
−$1.6K −$1.44/SF
EGI
$19.8K $17.76/SF
− OpEx
−$4.9K −$4.44/SF
NOI
$14.8K $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%
$296,500
Cap Rate 7%
$211,786
Cap Rate 9%
$164,722
Alternative Uses
Best Use
Specialty Retail
$211.8K
$185.3K – $247.1K
NOI $14,825 @ 7.0% cap · market cap 3.30%
Second Best
Retail
$183.3K
$160.4K – $213.9K
NOI $12,832 @ 7.0% cap · market cap 2.86%
Theoretical Best
Office A
$293.6K
$256.9K – $342.6K
NOI $20,555 @ 7.0% cap · market cap 4.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
829
Businesses Nearby
19k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 68%
Dining 32%
Sunoco
Shops & Services
6,342 visits/mo
0.1 miles
Foxtail Coffee
Dining
3,445 visits/mo
0.1 miles
Woof Gang Bakery
Shops & Services
3,313 visits/mo
0.1 miles
7-Eleven
Shops & Services
3,117 visits/mo
0.1 miles
SUBWAY
Dining
2,493 visits/mo
0.1 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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant condominium with natural light, outdoor seating, and a pass-through service window near the ocean.
Where is this conventional restaurant located?
The property is located at 222 N 1st Street Cocoa Beach, FL.
What is the asking price?
The asking price for this property is $449,000.
What are key features of this property?
This property features: Restaurant use with outdoor seating and a pass‑through window; Roof installed in 2019; Located at 222 N 1st Street in Cocoa Beach, FL 32931
