Standalone Commercial Property on 9th
For Sale
Contact for pricing
1113 N 9th Ave, Pensacola, FL 32501
Distinctive commercial asset with strong frontage and updated finishes.
Property Size2,452 SF
Lot Size0.32 Acres
Price / SF$265.09
Days on Market159
Property Features for 1113 N 9th Ave
General Information
Standard status
Active
Size
2,452 SF
Class
B
Lot size
0.32 Acres
Property subtype
Office, Retail
Zoning
C-1
Investment Type
Owner/User
Building Details
Year Built
1986
Year Renovated
2022
Buildings
2
Stories
2
Listing Agency:
NAI Pensacola
(850) 430-1503
Listed By:
DeeDee Davis · License #FL 3037624
Source:
Crexi
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 2:42PM
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.
This standalone commercial property, located along the 9th Avenue trade corridor, offers frontage, architecture, updated finishes, and character. The beautifully updated interior features quality finishes. The two-story layout allows for separation of client-facing and back-office uses. The property is situated on a three-parcel site totaling 0.319 acres. A 450 square foot conditioned rear storage building provides support space. The location is within a mix of commercial businesses, medical offices, and historic residential infill.
Key Highlights
- Standalone commercial property with strong frontage and memorable architecture.
- Updated interior with quality finishes, reducing immediate improvement costs.
- Located on the 9th Avenue trade corridor, offering high visibility.
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
$27,713
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
4.26%
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%
$554,260
$554.3K
Cap Rate 7%
$395,900
$395.9K
Cap Rate 9%
$307,922
$307.9K
Market Conditions
NOI Build-Up for 2,452 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
$44.1K $18.00/SF
− Vacancy
−$4.5K −$1.85/SF
EGI
$39.6K $16.15/SF
− OpEx
−$11.9K −$4.84/SF
NOI
$27.7K $11.30/SF
Area
Escambia County, FL
Vacancy
10.30%
Lease Rate
$18.00 /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%
$554,260
Cap Rate 7%
$395,900
Cap Rate 9%
$307,922
Alternative Uses
Best Use
Retail
$395.9K
$346.4K – $461.9K
NOI $27,713 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$719.6K
$629.7K – $839.6K
NOI $50,374 @ 7.0% cap · market cap 7.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
718
Businesses Nearby
8k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 59%
Beauty & Spa 41%
Brew Ha Ha
Dining
4,619 visits/mo
0.4 miles
My Salon Suite
Beauty & Spa
3,199 visits/mo
0.4 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Distinctive commercial asset with strong frontage and updated finishes.
Where is this storefront property located?
The property is located at 1113 N 9th Ave Pensacola, FL.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Standalone commercial property with strong frontage and memorable architecture.; Updated interior with quality finishes, reducing immediate improvement costs.; Located on the 9th Avenue trade corridor, offering high visibility.
