Professional Office Building with
For Sale
$925,000
Pending
10010 Hutchison Boulevard, Panama City Beach, FL 32407
CommercialSale, Panama City Beach, FL
Property Size3,179 SF
Lot Size0.60 Acres
Days on Market90
Property Features for 10010 Hutchison Boulevard
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning description
General Commercial, Office/Prof
Accessibility
Accessible Approach with Ramp
Subdivision
No Named Subdivision
Elementary school
Breakfast Point
Middle school
Breakfast Point
High school
Arnold
Directions
From Front Beach Rd. at the intersection of Thomas Dr. turn onto Hutchison Blvd. by Walgreens, Walmart, and Ripley's Believe It Or Not. Office building is located on the right just past Zaxby's when you turn onto Clarence Dr. Coming from PCB Pkwy to Richard Jackson turn right onto Hutchison Blvd. and building is on the left 1.2 miles turn onto Clarence and driveway is at corner.
Standard status
Pending
APN
34881-010-000
Size
3,179 SF
Lot size
0.60 Acres
Taxes and HOA fees
Tax Description
36 3S 16W -68.1- BEG INTERS OF E LI OF NE1/4 OF SW1/4 OF SEC & N RW LI CLARENCE RD TH W 72.98' NWLY 152.20' NELY 230' TH S 266' TO POB ORB 3489 P 2194
Legal Description
36 3S 16W -68.1- BEG INTERS OF E LI OF NE1/4 OF SW1/4 OF SEC & N RW LI CLARENCE RD TH W 72.98' NWLY 152.20' NELY 230' TH S 266' TO POB ORB 3489 P 2194
Utilities
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air, Ceiling Fan(s)
Amenities
conference room
kitchen breakroom
lighted signage
beautiful landscaping
Building Details
Year built
1977
Floors in Building
2
Flooring type
Carpet, Tile
Building materials
HardiplankType
Roof type
Metal
Listing Agency:
RC Real Estate Group
(850) 249-6100
Listed By:
Ric R Holt · License #3228641
(850) 630-4306
Added: Jun 8
Changed: Sep 3
Last Checked: Sep 5 at 7:06PM
MLS# 791047
Copyright © 2026 Central Panhandle 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 3,179-square-foot professional office building offers a two-level configuration with 11 offices on the lower floor and four additional offices upstairs. The interior includes a reception and lobby area, conference room, three restrooms, copier supply room, storage closet, dedicated storage area, and kitchen breakroom. Tile and carpet flooring, central electric heating, central air, and ceiling fans are included. An accessible approach with ramp provides entry access.
Parking is available at the front and rear of the building, while lighted signage is positioned on Hutchison Boulevard. The property occupies 0.6 acres and features landscaping around the building. Constructed in 1977 with Hardiplank-type materials and a metal roof, the building is served by public sewer. It is currently occupied by a real estate company that is relocating.
Parking is available at the front and rear of the building, while lighted signage is positioned on Hutchison Boulevard. The property occupies 0.6 acres and features landscaping around the building. Constructed in 1977 with Hardiplank-type materials and a metal roof, the building is served by public sewer. It is currently occupied by a real estate company that is relocating.
Key Highlights
- 3,179‑square‑foot office building on 0.6 acres
- 11 offices downstairs plus 4 offices upstairs
- Reception/lobby, conference room, 3 restrooms, kitchen breakroom, and storage areas
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
$53,453
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
5.78%
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%
$1,069,060
$1.1M
Cap Rate 7%
$763,614
$763.6K
Cap Rate 9%
$593,922
$593.9K
Market Conditions
NOI Build-Up for 3,179 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
$89.6K $28.20/SF
− Vacancy
−$18.4K −$5.78/SF
EGI
$71.3K $22.42/SF
− OpEx
−$17.8K −$5.60/SF
NOI
$53.5K $16.81/SF
Area
Bay County, FL
Vacancy
20.50%
Lease Rate
$28.20 /SF/Yr
Expense Ratio
25.00%
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%
$1,069,060
Cap Rate 7%
$763,614
Cap Rate 9%
$593,922
Alternative Uses
Best Use
Office B
$763.6K
$668.2K – $890.9K
NOI $53,453 @ 7.0% cap · market cap 5.78%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$926.3K
$810.5K – $1.08M
NOI $64,838 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
744
Businesses Nearby
Explore this area
Business Placement
Demographics for 32407, FL
14,366
Population
12,163
Households
1.2
Avg Household Size
41
Median Age
40%
College-Educated
96%
High-School Grad
14.9 sq mi
ZIP Area
964
Density / Sq Mi
$79,052
Median Household Income
$44,027
Median Earnings
$1,792
Median Rent
$403,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Two-level office layout includes private rooms, meeting space, support areas, and parking at both the front and rear.
Where is this office building located?
The property is located at 10010 Hutchison Boulevard Panama City Beach, FL.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 3,179‑square‑foot office building on 0.6 acres; 11 offices downstairs plus 4 offices upstairs; Reception/lobby, conference room, 3 restrooms, kitchen breakroom, and storage areas
