Duplex with Separate Guest
For Sale
$349,000
20 Saint Johns St, Pensacola, FL 32503
Residential Income, Pensacola, FL
Property Size1,800 SF
Lot Size0.79 Acres
Price / SF$193.89
Days on Market102
Property Features for 20 Saint Johns St
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Res Multi
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bedroom 2, Bathroom 1, Bedroom 3, Bedroom 4
Parking
2
Parking features
Garage, Guest
Window features
Drapes, Blinds
Interior features
Bonus Room
Appliances
Electric Water Heater, Dryer, Washer, Microwave, Refrigerator
Subdivision
Cummings
Lot features
Interior Lot
Elementary school
Brentwood
Middle school
WORKMAN
High school
Washington
Directions
From the intersection of Hwy 29 and Airport Blvd, head south on Hwy 29 .2 miles, turn left on Van Pelt Ln, right onto N Palafox St, and then left onto Saint John St. Property is 430ft on left.
Standard status
Active
APN
351S309000000005
Size
1,800 SF
Lot size
0.79 Acres
Taxes and HOA fees
Tax Description
E 70 Ft Of Lt 5 & All Lt 6 Cummings S/D Pb 1 P 86 Or 8730 P 699 Sec 35/47 T 1S R 30
Legal Description
E 70 Ft Of Lt 5 & All Lt 6 Cummings S/D Pb 1 P 86 Or 8730 P 699 Sec 35/47 T 1S R 30
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1961
Floors in Building
1
Number of units
2
Flooring type
Laminate, Tile
Building materials
Frame
Roof type
Metal
Listing Agency:
Better Homes And Gardens Real Estate Main Street Properties
(850) 912-4123
Listed By:
Craig Brown
(937) 733-3245
Added: May 29
Changed: Sep 2
Last Checked: Sep 7 at 11:06AM
MLS# 683432
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 duplex-style property combines a primary residence with a detached guest house on 0.79 acres. The main home contains 4 bedrooms and 1 bathroom, while the additional dwelling provides 1 bedroom and 1 bathroom. Total property size is 1,800 square feet, with a 2-car garage and a bonus room. Metal roofs were installed on both homes in 2020.
Interior features include laminate and tile flooring, central air, central and natural-gas heating, and an electric water heater. The property also includes a washer, dryer, microwave, and refrigerator. Public water serves the property, while wastewater is handled by a septic tank. No HOA restrictions are identified, and Pensacola Christian College and Academy are nearby.
Interior features include laminate and tile flooring, central air, central and natural-gas heating, and an electric water heater. The property also includes a washer, dryer, microwave, and refrigerator. Public water serves the property, while wastewater is handled by a septic tank. No HOA restrictions are identified, and Pensacola Christian College and Academy are nearby.
Key Highlights
- Duplex‑style property with a 4‑bedroom main residence and separate 1‑bedroom guest house
- 1,800 square feet on a 0.79‑acre lot
- Main residence includes a 2‑car garage and bonus room
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
$17,716
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
5.08%
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%
$354,320
$354.3K
Cap Rate 7%
$253,086
$253.1K
Cap Rate 9%
$196,844
$196.8K
Market Conditions
NOI Build-Up for 1,800 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
$29.2K $16.20/SF
− Vacancy
−$3.9K −$2.14/SF
EGI
$25.3K $14.06/SF
− OpEx
−$7.6K −$4.22/SF
NOI
$17.7K $9.84/SF
Area
Escambia County, FL
Vacancy
13.21%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$354,320
Cap Rate 7%
$253,086
Cap Rate 9%
$196,844
Alternative Uses
Best Use
Multifamily LT 5
$253.1K
$221.5K – $295.3K
NOI $17,716 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$232.3K
$203.3K – $271.1K
NOI $16,264 @ 7.0% cap · market cap 4.66%
Theoretical Best
Office A
$528.3K
$462.2K – $616.3K
NOI $36,979 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
681
Businesses Nearby
Explore this area
Business Placement
Demographics for 32503, FL
33,693
Population
14,419
Households
2.3
Avg Household Size
36
Median Age
41%
College-Educated
94%
High-School Grad
12.6 sq mi
ZIP Area
2,674
Density / Sq Mi
$67,654
Median Household Income
$32,077
Median Earnings
$1,226
Median Rent
$270,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residences offer flexible occupancy, rental, or multigenerational living arrangements on a generously sized parcel.
Where is this duplex located?
The property is located at 20 Saint Johns St Pensacola, FL.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Duplex‑style property with a 4‑bedroom main residence and separate 1‑bedroom guest house; 1,800 square feet on a 0.79‑acre lot; Main residence includes a 2‑car garage and bonus room
