Retail Space with Second-Story
For Sale
$489,000
71 N Orlando Avenue, Cocoa Beach, FL 32931
COMMERCIAL - Cocoa Beach, FL
Property Size1,460 SF
Lot Size0.11 Acres
Price / SF$334.93
Days on Market473
Property Features for 71 N Orlando Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Parking features
Off Street, Parking Lot, On Street
Subdivision
Cocoa Beach office Condo
Directions
A1A SOUTHBOUND TO 1ST ST NORTH CONTINUE 50 METERS UNIT ON THE LEFT JUST NORTH OF MINUTEMEN CSWY
Standard status
Active
APN
25-37-11-Db-00100.0-0024.03
Size
1,460 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2023
Tax Description
COCOA BEACH OFFICE CONDO UNIT 3 COCOA BEACH OFFICE CONDO AS DESC IN ORB 1636 PG 91 AND ALL AMENDMENTS THERETO
Tax Annual Amount
3168
HOA Fee
$400 Monthly
Legal Description
COCOA BEACH OFFICE CONDO UNIT 3 COCOA BEACH OFFICE CONDO AS DESC IN ORB 1636 PG 91 AND ALL AMENDMENTS THERETO
Utilities
Utilities
Water Available
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1958
Floors in Building
1
Number of units
1
Flooring type
Tile, Terrazzo
Building materials
Block, Stucco
Roof type
Composition
Listing Agency:
C. Apollo Realty Inc
(321) 784-9602
Listed By:
Rebecca L Sparks · License #611940
(321) 784-9602
Added: Apr 29, 2025
Changed: Aug 4
Last Checked: Aug 14 at 5:06AM
MLS# 1044620
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.
Retail space at 71 N Orlando Avenue in Cocoa Beach, built as a 1,460 sq. ft. concrete block condo structure. Construction materials include block and stucco, with tile and terrazzo flooring, and a composition roof. The property has central heating and central air, and it’s served by public water with public sewer. Parking is available via off-street, on-street, and a parking lot.
The site is located on a major corridor and positioned for visibility and accessibility, with the beach described as about 1000M away. Zoning supports commercial use.
A key feature is the added potential for a second story, which may allow expanded commercial use or a vertical buildout above the existing structure.
The site is located on a major corridor and positioned for visibility and accessibility, with the beach described as about 1000M away. Zoning supports commercial use.
A key feature is the added potential for a second story, which may allow expanded commercial use or a vertical buildout above the existing structure.
Key Highlights
- 1,460 sq. ft. concrete block condo structure with tile and terrazzo flooring
- Second‑story potential for expanded commercial use or buildout above
- 0.11‑acre site with commercial zoning
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
$16,832
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
3.44%
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%
$336,640
$336.6K
Cap Rate 7%
$240,457
$240.5K
Cap Rate 9%
$187,022
$187.0K
Market Conditions
NOI Build-Up for 1,460 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
$26.3K $18.00/SF
− Vacancy
−$2.2K −$1.53/SF
EGI
$24.0K $16.47/SF
− OpEx
−$7.2K −$4.94/SF
NOI
$16.8K $11.53/SF
Area
Brevard County, FL
Vacancy
8.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$336,640
Cap Rate 7%
$240,457
Cap Rate 9%
$187,022
Alternative Uses
Best Use
Retail
$240.5K
$210.4K – $280.5K
NOI $16,832 @ 7.0% cap · market cap 3.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$385.2K
$337.0K – $449.4K
NOI $26,963 @ 7.0% cap · market cap 5.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
900
Businesses Nearby
37k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 43%
Dining 39%
Home Improvements & Furnishings 18%
Dunkin' Donuts
Dining
10,553 visits/mo
0.3 miles
Dollar General
Shops & Services
9,009 visits/mo
0.2 miles
Chevron
Shops & Services
6,730 visits/mo
0.1 miles
Ace Handiman Hardware
Home Improvements & Furnishings
6,723 visits/mo
0.3 miles
SUBWAY
Dining
2,493 visits/mo
0.5 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
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Frequently Asked Questions
What type of property is this?
Retail space - Retail space in a commercial-zoned concrete block condo structure with central HVAC, parking options, and second-story expansion potential.
Where is this retail space located?
The property is located at 71 N Orlando Avenue Cocoa Beach, FL.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: 1,460 sq. ft. concrete block condo structure with tile and terrazzo flooring; Second‑story potential for expanded commercial use or buildout above; 0.11‑acre site with commercial zoning
