Single-Story Office Building with
For Sale
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1200 Mahogany Mill Rd, Pensacola, FL 32507
Well-maintained 1,125 SF office building zoned HC/LI with three private offices and a large conference room.
Property Size1,125 SF
Price / SF$293.33
Days on Market159
Property Features for 1200 Mahogany Mill Rd
General Information
Standard status
Active
Size
1,125 SF
Property subtype
Office
Zoning
HC/LI
Building Details
Year Built
1985
Buildings
1
Stories
1
Building Size
1,125 SF
Listing Agency:
Stirling Properties, LLC
Listed By:
Thomas McVoy · License #FL SL3324441
(850) 477-7044
Source:
Crexi
Added: Apr 14
Changed: Sep 11
Last Checked: Sep 19 at 7:10AM
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 Stirling Properties, LLC
Investment Insights
Based on property information with market context.
This well-maintained 1,125 SF office building was constructed in 1985 and is set up for professional office use. The interior includes three private offices, a large conference room, a reception area, plus a kitchen and restroom. A metal shed measuring 8x10 is included, along with yard space located behind the building that can support additional parking or storage.
Zoned HC/LI, the property offers flexibility for an office user and may also be of interest for office or office building development. It’s positioned in the Pensacola area at 1200 Mahogany Mill Rd (Pensacola, FL 32507).
Zoned HC/LI, the property offers flexibility for an office user and may also be of interest for office or office building development. It’s positioned in the Pensacola area at 1200 Mahogany Mill Rd (Pensacola, FL 32507).
Key Highlights
- 1,125 SF office building constructed in 1985
- Zoned HC/LI
- Three private offices plus large conference 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
$18,973
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
5.75%
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%
$379,460
$379.5K
Cap Rate 7%
$271,043
$271.0K
Cap Rate 9%
$210,811
$210.8K
Market Conditions
NOI Build-Up for 1,125 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
$28.2K $25.08/SF
− Vacancy
−$2.9K −$2.59/SF
EGI
$25.3K $22.49/SF
− OpEx
−$6.3K −$5.62/SF
NOI
$19.0K $16.87/SF
Area
Escambia County, FL
Vacancy
10.34%
Lease Rate
$25.08 /SF/Yr
Expense Ratio
25.00%
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%
$379,460
Cap Rate 7%
$271,043
Cap Rate 9%
$210,811
Alternative Uses
Best Use
Office B
$271.0K
$237.2K – $316.2K
NOI $18,973 @ 7.0% cap · market cap 5.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$330.2K
$288.9K – $385.2K
NOI $23,112 @ 7.0% cap · market cap 7.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
250
Businesses Nearby
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
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Well-maintained 1,125 SF office building zoned HC/LI with three private offices and a large conference room.
Where is this office building located?
The property is located at 1200 Mahogany Mill Rd Pensacola, FL.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 1,125 SF office building constructed in 1985; Zoned HC/LI; Three private offices plus large conference room
