Office Building with Separate
For Sale
$539,600
540 N Harbor City Boulevard, Melbourne, FL 32935
Commercial Sale, Melbourne, FL
Property Size1,857 SF
Lot Size0.39 Acres
Price / SF$290.58
Days on Market316
Property Features for 540 N Harbor City Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
Commercial
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking features
Parking Lot
Security features
Security System
Lot features
Historic Area
Directions
From 95 exit 183 (SR 518) East, take a right on North Harbor City Blvd (US 1) 540 on right about 1 mile.
Subdivision
330 - Melbourne - Central
Standard status
Active
APN
27-37-21-76-5-1
Size
1,857 SF
Lot size
0.39 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4440
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air, Electric, Ceiling Fan(s)
Water source
Public
Water front features
Creek
Water front
1
Building Details
Year built
1952
Floors in Building
1
Number of units
1
Flooring type
Laminate, Carpet
Building materials
Block, Concrete
Roof type
Flat, Tar/Gravel
Listing Agency:
HomeSmart Coastal Realty · HomeSmart International
(321) 348-9528
Listed By:
Alison Mannting · License #3369290
(386) 562-1314
Added: Oct 21, 2025
Changed: Aug 31
Last Checked: Sep 1 at 12:06AM
MLS# 1086356
Copyright © 2026 Space Coast Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,857-square-foot office building occupies 0.39 acres and was built in 1952. The interior includes five separate office or conference spaces, an open receptionist and work area, a waiting room, and two bathrooms positioned on opposite sides of the office. Two separate entrances support access to the layout. Construction includes block and concrete, with laminate and carpet flooring. Central air, electric cooling, ceiling fans, and electric heating are provided.
The property is located at 540 N Harbor City Boulevard in Melbourne, Florida, directly on US 1. Site features include a large parking lot, a creek waterfront feature, public water, public sewer, and cable availability. The roof is flat with a tar and gravel finish.
The property is located at 540 N Harbor City Boulevard in Melbourne, Florida, directly on US 1. Site features include a large parking lot, a creek waterfront feature, public water, public sewer, and cable availability. The roof is flat with a tar and gravel finish.
Key Highlights
- 1,857 SF office building on 0.39 acres
- Five separate office or conference spaces
- Open receptionist/work area and dedicated waiting room
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
$25,270
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
4.68%
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%
$505,400
$505.4K
Cap Rate 7%
$361,000
$361.0K
Cap Rate 9%
$280,778
$280.8K
Market Conditions
NOI Build-Up for 1,857 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
$40.1K $21.60/SF
− Vacancy
−$6.4K −$3.46/SF
EGI
$33.7K $18.14/SF
− OpEx
−$8.4K −$4.54/SF
NOI
$25.3K $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%
$505,400
Cap Rate 7%
$361,000
Cap Rate 9%
$280,778
Alternative Uses
Best Use
Office B
$361.0K
$315.9K – $421.2K
NOI $25,270 @ 7.0% cap · market cap 4.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$489.9K
$428.7K – $571.6K
NOI $34,295 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
685
Businesses Nearby
Explore this area
Business Placement
Demographics for 32935, FL
41,837
Population
20,338
Households
2.1
Avg Household Size
44
Median Age
28%
College-Educated
94%
High-School Grad
13.1 sq mi
ZIP Area
3,194
Density / Sq Mi
$63,841
Median Household Income
$38,094
Median Earnings
$1,404
Median Rent
$240,500
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Configured with open reception, waiting, dual entrances, and two bathrooms.
Where is this office building located?
The property is located at 540 N Harbor City Boulevard Melbourne, FL.
What is the asking price?
The asking price for this property is $539,600.
What are key features of this property?
This property features: 1,857 SF office building on 0.39 acres; Five separate office or conference spaces; Open receptionist/work area and dedicated waiting room
