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Property profile & analytics
OFF-MARKET
Estimated value
$1,695,000
Office buildings
102 Orlando Ave Cocoa Beach, FL 32931
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-0608480
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1964
Construction
WOOD
Total area
5,663 SF
Lot
0.41 ac (17,860 SF)
Zoning code
CN
APN
25-37-10-DC-00106.0-0001.00
UPID
US18-0608480
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Sunoco Gas Station Gas Station
-
APlus Grocery & Convenience Store
-
Citizens Bank Atm
-
7-Eleven Grocery & Convenience Store
-
ATM (Sunoco 2516) Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.27M
Comparable Approach
Comparable
$1.60M
Blend (final)
Blend
$1.70M
Owner & transaction history
Simpkins Real Estate LLC · 4 yrs held
Simpkins Real Estate LLC
since 2022
4 recorded transactions
Zoning & alternative use
CN · Cocoa Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
To meet the wide spectrum of retail and service needs of the total community, this district allows certain office, business, retail and professional services, while specifically prohibiting any transient lodging facility and time share related uses.
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
15.04 ac
Source
Realmo
Top alternative use upside
Restaurant
$1.9M
+43.3%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Cocoa Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Cocoa Beach submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,370,000
6.5%
$1,265,000
7%
$1,175,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,345,000
Current use
RESTAURANT
$1,925,000
Change: +43% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,340,000
Change: 0% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,180,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.70M
Range $1.53M – $1.86M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$299 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$9,526
Tax year 2023
Assessed value
$565,880
Assessed 2023
Previous assessed
$565,880
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$324,000
Assessed improvement
$241,880
Land market value
$324,000
Improvement market value
$241,880
Total market value
$565,880
Applied tax rate
26.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
FORCED AIR
Cooling
YES
Buildings
2
Stories
2
Units
5
Total area
5,663 SF
Lot
0.41 ac (17,860 SF)
Zoning code
CN
APN
25-37-10-DC-00106.0-0001.00
UPID
US18-0608480
Jurisdiction
BREVARD
Zoning & alternative use
CN · Cocoa Beach, FLZoning CN · permitted uses
CN · Cocoa Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
To meet the wide spectrum of retail and service needs of the total community, this district allows certain office, business, retail and professional services, while specifically prohibiting any transient lodging facility and time share related uses.
Zone name
Neighborhood Commercial
General category
COMMERCIAL
Zone area
15.04 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.3M
RESTAURANT
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING Current
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1964
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Buildings
2
Units
5
Lot
0.41 ac
Current owner
From public records · entity-resolved
Simpkins Real Estate LLC
Entity
Free & Clear · 4 yrs held
Mailing address
PO BOX 321010, COCOA BEACH, FL 32932-1010
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 16, 2022
—
Simpkins Real Estate LLC
Jill K Simpkins
Quitclaim Deed
related
—
Jun 17, 2019
$100
John J Kabboord JR
Kabboord,irene T
Warranty Deed
related
—
Aug 10, 2016
—
Simpkins,b W Trust
Simpkins B W Trust
Quitclaim Deed
related
—
Aug 17, 2001
$400,000
Hawley,tr
Mckee,patrick B
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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