Concrete Block Mixed-Use
For Sale
$489,000
71 N Orlando Avenue, Cocoa Beach, FL 32931
Commercial Sale, Cocoa Beach, FL
Property Size1,460 SF
Lot Size0.11 Acres
Price / SF$334.93
Days on Market518
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, On Street, Parking Lot
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) 693-1967
Added: Apr 29, 2025
Changed: Sep 13
Last Checked: Sep 28 at 10:06AM
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.
This mixed-use property includes a 1,460-square-foot concrete block condo structure on a 0.11-acre site. Built in 1958, the building has block and stucco construction, tile and terrazzo flooring, central heating, and central air conditioning. The property also includes a composition roof and a bathroom.
Located at 71 N Orlando Avenue in Cocoa Beach, the property sits along a major corridor near the beach and surrounding local businesses. Parking is available through off-street spaces, on-street options, and a parking lot. Public water and public sewer serve the property, with water available noted among the utilities. Commercial zoning supports the property's mixed-use classification.
Located at 71 N Orlando Avenue in Cocoa Beach, the property sits along a major corridor near the beach and surrounding local businesses. Parking is available through off-street spaces, on-street options, and a parking lot. Public water and public sewer serve the property, with water available noted among the utilities. Commercial zoning supports the property's mixed-use classification.
Key Highlights
- 1,460‑square‑foot concrete block condo structure
- 0.11‑acre site in Cocoa Beach
- Built in 1958 with block and stucco construction
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
$16,940
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
3.46%
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%
$338,800
$338.8K
Cap Rate 7%
$242,000
$242.0K
Cap Rate 9%
$188,222
$188.2K
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
$29.8K $20.40/SF
− Vacancy
−$2.7K −$1.84/SF
EGI
$27.1K $18.56/SF
− OpEx
−$10.2K −$6.96/SF
NOI
$16.9K $11.60/SF
Area
Brevard County, FL
Vacancy
9.00%
Lease Rate
$20.40 /SF/Yr
Expense Ratio
37.50%
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%
$338,800
Cap Rate 7%
$242,000
Cap Rate 9%
$188,222
Alternative Uses
Best Use
Mixed Use
$242.0K
$211.8K – $282.3K
NOI $16,940 @ 7.0% cap · market cap 3.46%
Second Best
Retail
$240.5K
$210.4K – $280.5K
NOI $16,832 @ 7.0% cap · market cap 3.44%
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
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Current Use
Location Intelligence
Trade Area within ½ mile
862
Businesses Nearby
27k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 73%
Dining 27%
Chevron
Shops & Services
6,730 visits/mo
0.4 miles
Sunoco
Shops & Services
6,342 visits/mo
0.2 miles
Foxtail Coffee
Dining
3,445 visits/mo
0.2 miles
Woof Gang Bakery
Shops & Services
3,313 visits/mo
0.2 miles
7-Eleven
Shops & Services
3,117 visits/mo
0.3 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned condo structure with multiple parking options and central heating and air conditioning.
Where is this mixed-use property 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‑square‑foot concrete block condo structure; 0.11‑acre site in Cocoa Beach; Built in 1958 with block and stucco construction
