Heavy-Industrial Manufacturing
For Sale
$11,500,000
850-870 Cidco Rd, Cocoa, FL 32926
Single-tenant aerospace facility with warehouse, high-bay, and office improvements under an M2 heavy-industrial designation.
Property Size62,746 SF
Lot Size20.23 Acres
Days on Market193
Property Features for 850-870 Cidco Rd
General Information
Standard status
Active
Size
62,746 SF
Class
C
Lot size
20.23 Acres
Property subtype
Factory
Zoning
M2 Heavy Industrial
Warehouse & Industrial
Clear Height
110 ft
Warehouse Space
48,152 SF
Office Build-Out
4,500 SF
Additional Details
Highway Access
Yes
Building Details
Building Size
62,746 SF
Year Built
2001
Tenancy
Single
Listing Agency:
Lightle Beckner Robison, Inc
(321) 722-0707
Listed By:
Mike Moss
(321) 722-0707
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 6:50AM
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 Lightle Beckner Robison, Inc
Investment Insights
Based on property information with market context.
This manufacturing property at 850-870 Cidco Rd in Cocoa, Florida, comprises approximately 20.23 acres within an M2 heavy-industrial zoning designation. Improvements include a 48,152 SF warehouse, a 10,000 SF high-bay area with 110-foot clear height, and 4,500 SF of office space. The facility was built in 2001.
The property is occupied by an aerospace company under a single-tenant net lease. Its Space Coast setting places the facility near Cape Canaveral, Merritt Island, and Kennedy Space Center. State Road 528 is approximately 1 mile away, while I-95 is approximately 4 miles from the property. Port Canaveral is approximately 10 miles away, Kennedy Space Center is approximately 15 miles away, and Melbourne International Airport and Orlando International Airport are approximately 26 and 40 miles away, respectively.
The existing lease structure and industrial improvements support both continued single-tenant occupancy and future owner-user consideration, as identified for the property.
The property is occupied by an aerospace company under a single-tenant net lease. Its Space Coast setting places the facility near Cape Canaveral, Merritt Island, and Kennedy Space Center. State Road 528 is approximately 1 mile away, while I-95 is approximately 4 miles from the property. Port Canaveral is approximately 10 miles away, Kennedy Space Center is approximately 15 miles away, and Melbourne International Airport and Orlando International Airport are approximately 26 and 40 miles away, respectively.
The existing lease structure and industrial improvements support both continued single-tenant occupancy and future owner-user consideration, as identified for the property.
Key Highlights
- Approximately 20.23 acres zoned M2 heavy industrial
- 48,152 SF warehouse plus 4,500 SF of office space
- 10,000 SF high‑bay area with 110' clear height
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
$432,326
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
3.76%
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%
$8,646,520
$8.6M
Cap Rate 7%
$6,176,086
$6.2M
Cap Rate 9%
$4,803,622
$4.8M
Market Conditions
NOI Build-Up for 62,746 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
$527.1K $8.40/SF
− Vacancy
−$18.4K −$0.29/SF
EGI
$508.6K $8.11/SF
− OpEx
−$76.3K −$1.22/SF
NOI
$432.3K $6.89/SF
Area
Brevard County, FL
Vacancy
3.50%
Lease Rate
$8.40 /SF/Yr
Expense Ratio
15.00%
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%
$8,646,520
Cap Rate 7%
$6,176,086
Cap Rate 9%
$4,803,622
Alternative Uses
Best Use
Warehouse
$6.18M
$5.40M – $7.21M
NOI $432,326 @ 7.0% cap · market cap 3.76%
Second Best
Industrial
$5.48M
$4.79M – $6.39M
NOI $383,441 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$16.55M
$14.48M – $19.31M
NOI $1,158,793 @ 7.0% cap · market cap 10.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
110 ft
Clear height
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
100
Businesses Nearby
Explore this area
Business Placement
Demographics for 32926, FL
22,693
Population
10,796
Households
2.1
Avg Household Size
49
Median Age
22%
College-Educated
88%
High-School Grad
49.3 sq mi
ZIP Area
460
Density / Sq Mi
$65,092
Median Household Income
$36,795
Median Earnings
$1,297
Median Rent
$251,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Single-tenant aerospace facility with warehouse, high-bay, and office improvements under an M2 heavy-industrial designation.
Where is this manufacturing property located?
The property is located at 850-870 Cidco Rd Cocoa, FL.
What is the asking price?
The asking price for this property is $11,500,000.
What are key features of this property?
This property features: Approximately 20.23 acres zoned M2 heavy industrial; 48,152 SF warehouse plus 4,500 SF of office space; 10,000 SF high‑bay area with 110' clear height
