Flexible Freestanding
For Sale
Contact for pricing
1110 Gulf Beach Hwy, Pensacola, FL 32507
Freestanding building with glass storefront façade, showroom and private office space, plus clear-span interior and high ceilings.
Property Size9,180 SF
Price / SF$141.61
Days on Market185
Property Features for 1110 Gulf Beach Hwy
General Information
Standard status
Active
Size
9,180 SF
Property subtype
RETAIL
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
NAI Pensacola
(850) 433-0577
Listed By:
DeeDee Davis, SIOR
(850) 380-6150
Source:
Moodyscre
Added: Mar 17
Changed: Sep 15
Last Checked: Sep 16 at 5:21PM
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.
1110 Gulf Beach Highway presents a stand-alone commercial facility with a flexible interior layout that can be reconfigured, including the option to add interior walls for more customized space planning. The property includes showroom area, private office space, clear-span design, high ceilings, and a glass storefront façade.
The building is positioned along Gulf Beach Highway and is described as offering strong visibility with easy access and circulation, along with parking. The surrounding retail environment includes major and national retailers mentioned in the remarks.
The existing improvements and infrastructure are designed to support a range of uses such as retail, office, showroom, or light industrial. Family Dollar is paying rent through December, which provides short-term cash flow while a buyer evaluates re-tenanting or an owner-user strategy.
The building is positioned along Gulf Beach Highway and is described as offering strong visibility with easy access and circulation, along with parking. The surrounding retail environment includes major and national retailers mentioned in the remarks.
The existing improvements and infrastructure are designed to support a range of uses such as retail, office, showroom, or light industrial. Family Dollar is paying rent through December, which provides short-term cash flow while a buyer evaluates re-tenanting or an owner-user strategy.
Key Highlights
- Freestanding commercial building at 1110 Gulf Beach Highway with a glass storefront façade
- Interior layout includes showroom area, private office space, clear‑span design, and high ceilings
- Flexible reconfiguration potential, including the ability to add interior walls for customized layouts
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
$104,004
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
8.00%
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%
$2,080,080
$2.1M
Cap Rate 7%
$1,485,771
$1.5M
Cap Rate 9%
$1,155,600
$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
$178.5K $19.44/SF
− Vacancy
−$18.5K −$2.01/SF
EGI
$160.0K $17.43/SF
− OpEx
−$56.0K −$6.10/SF
NOI
$104.0K $11.33/SF
Area
Escambia County, FL
Vacancy
10.34%
Lease Rate
$19.44 /SF/Yr
Expense Ratio
35.00%
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%
$2,080,080
Cap Rate 7%
$1,485,771
Cap Rate 9%
$1,155,600
Alternative Uses
Best Use
Flex RnD
$1.49M
$1.30M – $1.73M
NOI $104,004 @ 7.0% cap · market cap 8.00%
Second Best
Retail
$1.48M
$1.30M – $1.73M
NOI $103,754 @ 7.0% cap · market cap 7.98%
Theoretical Best
Office A
$2.69M
$2.36M – $3.14M
NOI $188,594 @ 7.0% cap · market cap 14.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
312
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial 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?
Flex space - Freestanding building with glass storefront façade, showroom and private office space, plus clear-span interior and high ceilings.
Where is this flex space located?
The property is located at 1110 Gulf Beach Hwy Pensacola, FL.
What is the asking price?
The asking price for this property is $1,300,000.
What are key features of this property?
This property features: Freestanding commercial building at 1110 Gulf Beach Highway with a glass storefront façade; Interior layout includes showroom area, private office space, clear‑span design, and high ceilings; Flexible reconfiguration potential, including the ability to add interior walls for customized layouts
