Contractor Site with Office,
For Sale
$849,000
1219 Transmitter Road, Panama City, FL 32401
1.5 acre site with office, shop, and lay-down yard.
Property Size4,162 SF
Lot Size1.49 Acres
Price / SF$203.99
Days on Market349
Property Features for 1219 Transmitter Road
General Information
Standard status
Active
Size
4,162 SF
Lot size
1.49 Acres
Property subtype
Commercial
Building Details
Year Built
1964
Listing Agency:
COUNTS REAL ESTATE GROUP
(850) 248-3615
Listed By:
TIMOTHY M CARROLL · License #3021473
Source:
Corcoran
Added: Aug 29, 2025
Changed: Aug 12
Last Checked: Aug 12 at 7:41AM
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 COUNTS REAL ESTATE GROUP
Investment Insights
Based on property information with market context.
This 1.5± acre site, currently occupied by a construction contractor, is suitable for contractors seeking a location with an office building, a large parking lot, and a sizable lay-down yard. The 4,162± square foot office building features a large reception area, a conference room, eight offices, a full kitchen, and 2.5 restrooms, including two with showers. A detached 1,152± square foot shop is partially heated and cooled. The property is located north and adjacent to the new City of Springfield government complex, offering visibility and convenient access to U.S Hwy. 98, Business 98, and Hwy. 231 via Transmitter Road.
Key Highlights
- 1. 5± acre site ideal for contractors with office building, large parking lot, and huge lay‑down yard.
- Nicely appointed 4,162± s.f office building includes a large reception area, conference room, eight offices, full kitchen, and 2.5 restrooms (two with showers).
- Excellent visibility and easy access to U.S Hwy. 98, Business 98, and Hwy. 231.
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
$52,441
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
6.18%
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%
$1,048,820
$1.0M
Cap Rate 7%
$749,157
$749.2K
Cap Rate 9%
$582,678
$582.7K
Market Conditions
NOI Build-Up for 4,162 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
$87.4K $21.00/SF
− Vacancy
−$17.5K −$4.20/SF
EGI
$69.9K $16.80/SF
− OpEx
−$17.5K −$4.20/SF
NOI
$52.4K $12.60/SF
Area
Walton County, FL
Vacancy
20.00%
Lease Rate
$21.00 /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%
$1,048,820
Cap Rate 7%
$749,157
Cap Rate 9%
$582,678
Alternative Uses
Best Use
Office B
$749.2K
$655.5K – $874.0K
NOI $52,441 @ 7.0% cap · market cap 6.18%
Second Best
Industrial
$405.4K
$354.7K – $473.0K
NOI $28,379 @ 7.0% cap · market cap 3.34%
Theoretical Best
Office A
$1.05M
$915.9K – $1.22M
NOI $73,268 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
187
Businesses Nearby
Explore this area
Business Placement
Demographics for 32401, FL
20,487
Population
10,239
Households
2
Avg Household Size
42
Median Age
20%
College-Educated
86%
High-School Grad
12.5 sq mi
ZIP Area
1,639
Density / Sq Mi
$49,901
Median Household Income
$35,885
Median Earnings
$1,194
Median Rent
$207,000
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - 1.5 acre site with office, shop, and lay-down yard.
Where is this industrial property located?
The property is located at 1219 Transmitter Road Panama City, FL.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 1. 5± acre site ideal for contractors with office building, large parking lot, and huge lay‑down yard.; Nicely appointed 4,162± s.f office building includes a large reception area, conference room, eight offices, full kitchen, and 2.5 restrooms (two with showers).; Excellent visibility and easy access to U.S Hwy. 98, Business 98, and Hwy. 231.
