Adaptable Commercial Opportunity For
For Sale
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1110 Gulf Beach Hwy, Pensacola, FL 32507
Versatile commercial property suitable for retail, office, or light industrial.
Property Size9,180 SF
Price / SF$152.51
Days on Market152
Property Features for 1110 Gulf Beach Hwy
General Information
Standard status
Active
Size
9,180 SF
Class
C
Property subtype
Mixed Use, Office, Retail
Zoning
COM
Lease Type
NNN
Investment Type
Value Add
Building Details
Year Built
2007
Buildings
1
Stories
1
Listing Agency:
NAI Pensacola
(850) 430-1503
Listed By:
DeeDee Davis · License #FL 3037624
Source:
Crexi
Added: Mar 18
Changed: Aug 12
Last Checked: Aug 13 at 4:57PM
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 NAI Pensacola
Investment Insights
Based on property information with market context.
The property at 1110 Gulf Beach Highway presents a stand-alone commercial opportunity suitable for retail, office, showroom, or light industrial use. The property benefits from strong visibility, easy access and circulation, and a flexible interior layout that can be reconfigured to support a variety of business models. The value of this site is reinforced by its existing infrastructure and functional build-out. The 9,180 square-foot property features a showroom area, private office space, clear-span design, high ceilings, and a glass storefront façade. This versatile property is well positioned for trade services, logistics, technician-based operations, or other users seeking a functional and customer-accessible commercial environment. It is ideal for owner-users, value-add investors, showroom retailers, trade-service operators, medical supply users, specialty retailers, or logistics-support businesses seeking a visible small-box freestanding building with parking, storefront exposure, and flexible reconfiguration potential. The property is located in Pensacola, FL.
Key Highlights
- Adaptable stand‑alone commercial building suitable for retail, office, showroom, or light industrial use.
- Strong visibility and easy access on Gulf Beach Highway.**
- Flexible interior layout that can be reconfigured.
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
$109,058
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
7.79%
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%
$2,181,160
$2.2M
Cap Rate 7%
$1,557,971
$1.6M
Cap Rate 9%
$1,211,756
$1.2M
Market Conditions
NOI Build-Up for 9,180 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
$198.3K $21.60/SF
− Vacancy
−$23.8K −$2.59/SF
EGI
$174.5K $19.01/SF
− OpEx
−$65.4K −$7.13/SF
NOI
$109.1K $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%
$2,181,160
Cap Rate 7%
$1,557,971
Cap Rate 9%
$1,211,756
Alternative Uses
Best Use
Mixed Use
$1.56M
$1.36M – $1.82M
NOI $109,058 @ 7.0% cap · market cap 7.79%
Second Best
Retail
$1.48M
$1.30M – $1.73M
NOI $103,754 @ 7.0% cap · market cap 7.41%
Theoretical Best
Office A
$2.69M
$2.36M – $3.14M
NOI $188,594 @ 7.0% cap · market cap 13.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
4,570 visits/mo
0.3 miles
Family Dollar
Shops & Services
3,205 visits/mo
0.1 miles
Demographics for 32507, FL
31,215
Population
19,131
Households
1.6
Avg Household Size
44
Median Age
32%
College-Educated
91%
High-School Grad
27.9 sq mi
ZIP Area
1,119
Density / Sq Mi
$69,802
Median Household Income
$38,000
Median Earnings
$1,238
Median Rent
$267,100
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Versatile commercial property suitable for retail, office, or light industrial.
Where is this mixed-use property located?
The property is located at 1110 Gulf Beach Hwy Pensacola, FL.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Adaptable stand‑alone commercial building suitable for retail, office, showroom, or light industrial use.; Strong visibility and easy access on Gulf Beach Highway.**; Flexible interior layout that can be reconfigured.
