Mixed-Use Investment
For Sale
$1,295,000
1417 W Cervantes St, Pensacola, FL 32501
Mixed-use property with retail and warehouse components in Pensacola, FL.
Property Size14,394 SF
Price / SF$89.97
Days on Market144
Property Features for 1417 W Cervantes St
General Information
Standard status
Active
Size
14,394 SF
Property subtype
Industrial
Building Details
Building Size
14,394 SF
Year Built
1959
Listing Agency:
SVN | Southland Commercial Real Estate
(850) 380-3344
Listed By:
Michael Carro, CCIM · License #FL #BK3179263
(850) 380-3344
Source:
Southlandcommercial
Added: Apr 1
Changed: Aug 21
Last Checked: Aug 22 at 4:48AM
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 SVN | Southland Commercial Real Estate
Investment Insights
Based on property information with market context.
This mixed-use investment opportunity, suitable for both owner-operators and investors, features a total of 14,394 square feet across four rentable spaces, offering both retail and warehouse components. The property is anchored by a retail tenant, St. Vincent de Paul, who has been in place since 2012, providing established occupancy and a consistent income history. The asset is positioned along the highly traveled Cervantes corridor, offering strong visibility and convenient access. The property benefits from steady traffic counts and proximity to Downtown Pensacola. The multi-flex building includes a warehouse with a loading dock and a 16' eave height, as well as a lay-down area. This property provides diversified tenancy, functional warehouse space, and long-term upside in one of Pensacola’s primary east-west commercial corridors.
Key Highlights
- Long‑term retail tenant (St. Vincent de Paul) in place since 2012, providing established occupancy and consistent income.
- Located on the highly traveled Cervantes corridor with strong visibility and convenient access.
- Multi‑tenant building with diversified tenancy across four rentable spaces.
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
$109,917
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
8.49%
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%
$2,198,340
$2.2M
Cap Rate 7%
$1,570,243
$1.6M
Cap Rate 9%
$1,221,300
$1.2M
Market Conditions
NOI Build-Up for 14,394 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
$143.4K $9.96/SF
− Vacancy
−$14.0K −$0.98/SF
EGI
$129.3K $8.98/SF
− OpEx
−$19.4K −$1.35/SF
NOI
$109.9K $7.64/SF
Area
Escambia County, FL
Vacancy
9.80%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
15.00%
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%
$2,198,340
Cap Rate 7%
$1,570,243
Cap Rate 9%
$1,221,300
Alternative Uses
Best Use
Mixed Use
$2.44M
$2.14M – $2.85M
NOI $171,001 @ 7.0% cap · market cap 13.20%
Second Best
Retail
$2.32M
$2.03M – $2.71M
NOI $162,684 @ 7.0% cap · market cap 12.56%
Theoretical Best
Office A
$4.22M
$3.70M – $4.93M
NOI $295,711 @ 7.0% cap · market cap 22.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
991
Businesses Nearby
Explore this area
Business Placement
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 Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with retail and warehouse components in Pensacola, FL.
Where is this mixed-use property located?
The property is located at 1417 W Cervantes St Pensacola, FL.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: Long‑term retail tenant (St. Vincent de Paul) in place since 2012, providing established occupancy and consistent income.; Located on the highly traveled Cervantes corridor with **strong visibility and convenient access.**; Multi‑tenant building with diversified tenancy across four rentable spaces.
