Downtown Mixed-Use
For Sale
$315,000
127 W Belmont, Pensacola, FL 32501
Residential Income, Pensacola, FL
Property Size860 SF
Lot Size0.09 Acres
Price / SF$159.17
Days on Market578
Property Features for 127 W Belmont
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Business, City, Commercial, Historical, Res Multi
Parking features
Guest
Patio and Porch features
Porch
Appliances
Electric Water Heater, Gas Water Heater, No Water Heater, Tankless Gas Water Heater
Lot features
Central Access, Corner Lot, Historic District
Elementary school
Global Learning Academy
Middle school
WORKMAN
High school
Pensacola
Directions
south east Corner of Spring and Belmont St.
Standard status
Active
APN
000S009010009007
Size
1,979 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Description
W 84 FT OF LT 10 AND OF N1/2 OF LT 9 BLK 7 BELMONT TRACT OR 8789 P 1995 CA 76
Legal Description
W 84 FT OF LT 10 AND OF N1/2 OF LT 9 BLK 7 BELMONT TRACT OR 8789 P 1995 CA 76
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
1910
Floors in Building
1
Number of units
3
Flooring type
Vinyl, Hardwood
Building materials
Frame
Roof type
Shingle
Listing Agency:
Alliance Real Estate
(850) 393-9455
Listed By:
Daniel Hua · License #SL3527144
(850) 516-9967
Added: Feb 6, 2025
Changed: Sep 5
Last Checked: Sep 7 at 10:06AM
MLS# 658709
Copyright © 2026 Pensacola 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 residential duplex and a separate 860-square-foot structure that may serve as commercial office space or be converted into an additional residential unit. The improvements total 1,979 square feet on a 0.0868-acre parcel. Built in 1910, the property features frame construction, hardwood and vinyl flooring, natural gas heating, central air, a shingle roof, and a porch.
The property is located in the Downtown Pensacola Historical District in Pensacola, Florida. Public water and public sewer serve the site, and guest parking is provided. Its combination of residential space and a separately configured structure supports a range of mixed-use applications within an established downtown setting.
The property is located in the Downtown Pensacola Historical District in Pensacola, Florida. Public water and public sewer serve the site, and guest parking is provided. Its combination of residential space and a separately configured structure supports a range of mixed-use applications within an established downtown setting.
Key Highlights
- Residential duplex plus separate 860‑square‑foot structure
- Separate structure offers commercial office or additional residential conversion potential
- 1,979 square feet of total property size
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
$23,511
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
7.46%
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%
$470,220
$470.2K
Cap Rate 7%
$335,871
$335.9K
Cap Rate 9%
$261,233
$261.2K
Market Conditions
NOI Build-Up for 1,979 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
$42.7K $21.60/SF
− Vacancy
−$5.1K −$2.59/SF
EGI
$37.6K $19.01/SF
− OpEx
−$14.1K −$7.13/SF
NOI
$23.5K $11.88/SF
Area
Escambia County, FL
Vacancy
12.00%
Lease Rate
$21.60 /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%
$470,220
Cap Rate 7%
$335,871
Cap Rate 9%
$261,233
Alternative Uses
Best Use
Mixed Use
$335.9K
$293.9K – $391.9K
NOI $23,511 @ 7.0% cap · market cap 7.46%
Second Best
Multifamily LT 5
$278.2K
$243.5K – $324.6K
NOI $19,477 @ 7.0% cap · market cap 6.18%
Theoretical Best
Office A
$580.8K
$508.2K – $677.6K
NOI $40,657 @ 7.0% cap · market cap 12.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3,021
Businesses Nearby
Explore this area
Business Placement
Demographics for 32501, FL
10,960
Population
5,505
Households
2
Avg Household Size
41
Median Age
30%
College-Educated
86%
High-School Grad
3.7 sq mi
ZIP Area
2,962
Density / Sq Mi
$39,127
Median Household Income
$31,312
Median Earnings
$964
Median Rent
$277,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Residential duplex paired with a separate structure offering commercial office or additional residential use potential.
Where is this mixed-use property located?
The property is located at 127 W Belmont Pensacola, FL.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Residential duplex plus separate 860‑square‑foot structure; Separate structure offers commercial office or additional residential conversion potential; 1,979 square feet of total property size
