Pensacola Commercial Property For
601 Bayou Boulevard Pensacola, FL 32503
For Sale
$899,000
4,992 SF building in Pensacola, Florida, with C-2 zoning.
Property Size4,992 SF
Price / SF$180.09
Days on Market245
Property Features for 601 Bayou Boulevard
General Information
- Standard status
- Active
- Size
- 4,992 SF
- Property subtype
- Special Purpose
Building Details
- Year Built
- 1980
Listing Agency:
(850) 232-2587
Listed By:
Robert Bell · License #FL #SL698346
(850) 232-2587
Source:
Bellcorecommercial
Added: Nov 21, 2025
Changed: Jul 6
Last Checked: Jul 23 at 5:01AM
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 Robert Bell
Investment Insights
Based on property information with market context.
Located at 601 Bayou Boulevard in Pensacola, Florida, this 4,992-square-foot building was constructed in 1980. The property is zoned C-2, allowing for a range of commercial uses including marina businesses, retail, hospitality, and office space. The location offers development and growth opportunities, benefiting from Pensacola’s coastal appeal and economic progress. Pensacola's Gulf Coast location has experienced recent growth, driven by population increases and median incomes. The area has a significant government presence, with over 23,000 military and civilian personnel at NAS Pensacola, approximately 25 minutes from the site, and Whiting Field Naval Base, roughly 35 minutes away. The property is near the main retail trade area, airport, hospital, Pensacola State College, University of West Florida, and tourist destinations such as Perdido Key, Pensacola Beach, Gulf Breeze, and Navarre Beach. The building is suited for special purpose or marina use, with potential for expansion and enhancements.
Key Highlights
- Prime location in Pensacola, Florida, experiencing high population growth and substantial median incomes.
- C‑2 zoning allows for diverse commercial uses including marina businesses, retail, hospitality, and office space.
- 4,992 SF building ideal for Special Purpose/Marina use.
Financial Insights For Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $89.9k | $18.00 |
| − Vacancy | −$9.3k | −$1.85 |
| EGI | $80.6k | $16.15 |
| − OpEx | −$24.2k | −$4.84 |
| NOI | $56.4k | $11.30 |
4,992 SF · lease $18.00/SF/yr · vacancy 10.30% · expense 30.00%
Alternative Uses
Best Use
Office B
$1.20M
$1.05M – $1.40M
NOI $84,190 @ 7.0% cap · market cap 9.36%
Second Best
Retail
$806.0K
$705.3K – $940.4K
NOI $56,421 @ 7.0% cap · market cap 6.28%
Theoretical Best
Office A
$1.47M
$1.28M – $1.71M
NOI $102,556 @ 7.0% cap · market cap 11.41%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Retail space
FAQs
What type of property is this?
Retail space - 4,992 SF building in Pensacola, Florida, with C-2 zoning.
Where is this retail space located?
The property is located at 601 Bayou Boulevard Pensacola, FL.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Prime location in Pensacola, Florida, experiencing high population growth and substantial median incomes.; C‑2 zoning allows for diverse commercial uses including marina businesses, retail, hospitality, and office space.; **4,992 SF building ideal for Special Purpose/Marina use.**
