Air-Conditioned Flex
For Sale
$160,000
616-3860 Curtis Blvd, Cocoa, FL 32927
Light-industrial condo unit with three-phase power, a private restroom, and assigned parking.
Property Size800 SF
Price / SF$200
Days on Market126
Property Features for 616-3860 Curtis Blvd
General Information
Standard status
Active
Size
800 SF
Total Parking Spaces
2
Additional Details
Three-Phase Power
Yes
Taxes and HOA fees
Annual Taxes
$1,694
Listing Agency:
Daignault Realty Inc
(321) 480-9318
Listed By:
Richard V Harris · License #3317425
(321) 480-9318
Source:
Exprealty
Added: Apr 27
Changed: Aug 29
Last Checked: Aug 29 at 4:12PM
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 Daignault Realty Inc
Investment Insights
Based on property information with market context.
This 800-square-foot flex space is configured as an industrial commercial condominium unit with a fully air-conditioned interior. Three-phase electrical service supports equipment with higher power requirements, while a private bathroom adds day-to-day functionality. Two assigned parking spaces are included. A designated area is set up for a 2, 000-gallon chlorine tank; the tank itself is not included.
The property is part of a commercial condominium association responsible for common-area maintenance and ongoing oversight. It is located at 616-3860 Curtis Blvd in Cocoa, within the Port St. John area, and may suit light-industrial or service-oriented operations.
The property is part of a commercial condominium association responsible for common-area maintenance and ongoing oversight. It is located at 616-3860 Curtis Blvd in Cocoa, within the Port St. John area, and may suit light-industrial or service-oriented operations.
Key Highlights
- 800‑square‑foot industrial commercial condo unit
- Three‑phase electrical power for higher‑load equipment
- Fully air‑conditioned interior
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
$8,168
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
5.10%
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%
$163,360
$163.4K
Cap Rate 7%
$116,686
$116.7K
Cap Rate 9%
$90,756
$90.8K
Market Conditions
NOI Build-Up for 800 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
$13.4K $16.80/SF
− Vacancy
−$874 −$1.09/SF
EGI
$12.6K $15.71/SF
− OpEx
−$4.4K −$5.50/SF
NOI
$8.2K $10.21/SF
Area
Brevard County, FL
Vacancy
6.50%
Lease Rate
$16.80 /SF/Yr
Expense Ratio
35.00%
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%
$163,360
Cap Rate 7%
$116,686
Cap Rate 9%
$90,756
Alternative Uses
Best Use
Flex RnD
$116.7K
$102.1K – $136.1K
NOI $8,168 @ 7.0% cap · market cap 5.10%
Second Best
Warehouse
$78.7K
$68.9K – $91.9K
NOI $5,512 @ 7.0% cap · market cap 3.45%
Theoretical Best
Office A
$211.1K
$184.7K – $246.2K
NOI $14,774 @ 7.0% cap · market cap 9.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
451
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32927, FL
27,996
Population
11,843
Households
2.4
Avg Household Size
43
Median Age
22%
College-Educated
91%
High-School Grad
25.6 sq mi
ZIP Area
1,094
Density / Sq Mi
$81,969
Median Household Income
$40,703
Median Earnings
$1,344
Median Rent
$261,800
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Similar Off Market Nearby
- The Goat & Block Charcuterie — 1174 Fay Blvd, Cocoa, FL 32927
Frequently Asked Questions
What type of property is this?
Flex space - Light-industrial condo unit with three-phase power, a private restroom, and assigned parking.
Where is this flex space located?
The property is located at 616-3860 Curtis Blvd Cocoa, FL.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: 800‑square‑foot industrial commercial condo unit; Three‑phase electrical power for higher‑load equipment; Fully air‑conditioned interior
