Mixed-Use Oceanfront Retail and
For Sale
$1,585,000
3270 Highway A1a, Melbourne, FL 32951
Multi-tenant building with retail income and flexible space for office, medical, and service users near A1A.
Property Size7,110 SF
Lot Size0.53 Acres
Price / SF$222.93
Days on Market110
Property Features for 3270 Highway A1a
General Information
Standard status
Active
Size
7,110 SF
Lot size
0.53 Acres
Taxes and HOA fees
Annual Taxes
$13,209
Building Details
Tenancy
Multi
Listing Agency:
Realty World Curri Properties
(321) 622-3196
Listed By:
Karen DAlberto · License #3105835
(321) 622-3196
Source:
Exprealty
Added: May 5
Changed: Aug 22
Last Checked: Aug 22 at 10:02AM
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 Realty World Curri Properties
Investment Insights
Based on property information with market context.
This property consists of a ±17,000 SF building on ±10.53 acres with ample parking and a modern façade. The offering includes approximately ±15,000 SF of space available for owner-occupant use or leasing, including second-floor suites with ocean views. In addition, ±2,000 SF is currently leased to three retail tenants, providing existing tenancy within the retail/office mix.
The asset is located at 3270 Highway A1A in Melbourne Beach, Florida, along A1A near Sebastian Inlet. The immediate setting is described as an oceanfront community with limited commercial development and an affluent residential base, with median household income cited as $100k+.
The current configuration supports a range of uses under flexible zoning, including retail, office, medical, wellness, childcare, and food service. This makes the property well suited for an owner-operator seeking a presence in a boutique commercial environment, while also offering the option to lease available suites to business users compatible with the property’s retail and office layout.
The asset is located at 3270 Highway A1A in Melbourne Beach, Florida, along A1A near Sebastian Inlet. The immediate setting is described as an oceanfront community with limited commercial development and an affluent residential base, with median household income cited as $100k+.
The current configuration supports a range of uses under flexible zoning, including retail, office, medical, wellness, childcare, and food service. This makes the property well suited for an owner-operator seeking a presence in a boutique commercial environment, while also offering the option to lease available suites to business users compatible with the property’s retail and office layout.
Key Highlights
- ±10.53‑acre property with a ±7,000 SF multi‑tenant commercial building along A1A near Sebastian Inlet
- Includes approximately ±2,000 SF leased to three retail tenants for immediate income
- Approximately ±5,000 SF available for owner‑occupant use or lease, including second‑floor suites with ocean views
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
$96,753
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
6.10%
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%
$1,935,060
$1.9M
Cap Rate 7%
$1,382,186
$1.4M
Cap Rate 9%
$1,075,033
$1.1M
Market Conditions
NOI Build-Up for 7,110 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
$153.6K $21.60/SF
− Vacancy
−$24.6K −$3.46/SF
EGI
$129.0K $18.14/SF
− OpEx
−$32.3K −$4.54/SF
NOI
$96.8K $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%
$1,935,060
Cap Rate 7%
$1,382,186
Cap Rate 9%
$1,075,033
Alternative Uses
Best Use
Office B
$1.38M
$1.21M – $1.61M
NOI $96,753 @ 7.0% cap · market cap 6.10%
Second Best
Retail
$1.17M
$1.02M – $1.37M
NOI $81,971 @ 7.0% cap · market cap 5.17%
Theoretical Best
Office A
$1.88M
$1.64M – $2.19M
NOI $131,307 @ 7.0% cap · market cap 8.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
66
Businesses Nearby
Explore this area
Business Placement
Demographics for 32951, FL
11,525
Population
7,720
Households
1.5
Avg Household Size
61
Median Age
52%
College-Educated
97%
High-School Grad
8.1 sq mi
ZIP Area
1,423
Density / Sq Mi
$88,859
Median Household Income
$53,281
Median Earnings
$1,690
Median Rent
$495,700
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 building - Multi-tenant building with retail income and flexible space for office, medical, and service users near A1A.
Where is this office building located?
The property is located at 3270 Highway A1a Melbourne, FL.
What is the asking price?
The asking price for this property is $1,585,000.
What are key features of this property?
This property features: ±10.53‑acre property with a ±7,000 SF multi‑tenant commercial building along A1A near Sebastian Inlet; Includes approximately ±2,000 SF leased to three retail tenants for immediate income; Approximately ±5,000 SF available for owner‑occupant use or lease, including second‑floor suites with ocean views
