Two-Unit Office Suite
For Sale
$850,000
4400 Bayou Boulevard Suites 27 & 28, Pensacola, FL 32504
Two leased office suites totaling 3,600 SF in C-1 neighborhood commercial zoning near major healthcare and retail.
Property Size3,646 SF
Price / SF$236.11
Days on Market105
Property Features for 4400 Bayou Boulevard Suites 27 & 28
General Information
Standard status
Active
Size
3,646 SF
Class
B
Property subtype
Office
Zoning
C-1
Additional Details
Cap Rate
8.5%
Building Details
Building Size
3,646 SF
Listing Agency:
Beau Box Florida LLC
Listed By:
Rick Appleyard
(850) 380-7633
Source:
Beaubox
Added: Jun 25
Changed: Oct 3
Last Checked: Oct 7 at 10:48AM
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 Beau Box Florida LLC
Investment Insights
Based on property information with market context.
Beau Box Commercial presents 27 & 28 Bayou Boulevard, a two-suite office property with a total size of 3,600 SF, comprising 2,400 SF and 1,200 SF. The property is offered as an owner-user or investment opportunity, with zoning designated as C-1. Current income is supported by Suite 27, which is leased at $4,000 per month, producing a current NOI of $48,000.
The building is located on Bayou Boulevard in Pensacola’s office corridor near Cordova Mall, Ascension Sacred Heart Hospital, and surrounding retail amenities, supporting day-to-day convenience for office tenants and customers.
For investors, the asset provides immediate rental income through Suite 27 and is modeled for additional income through Suite 28 under a pro forma scenario, resulting in a pro forma NOI of approximately $72,000. For owner-users, the property’s two-suite configuration can support an occupied workflow while retaining the option to lease the other suite. The current and pro forma cap rates provided are 5.6% and approximately 8.5%, respectively, based on the stated asking price.
The building is located on Bayou Boulevard in Pensacola’s office corridor near Cordova Mall, Ascension Sacred Heart Hospital, and surrounding retail amenities, supporting day-to-day convenience for office tenants and customers.
For investors, the asset provides immediate rental income through Suite 27 and is modeled for additional income through Suite 28 under a pro forma scenario, resulting in a pro forma NOI of approximately $72,000. For owner-users, the property’s two-suite configuration can support an occupied workflow while retaining the option to lease the other suite. The current and pro forma cap rates provided are 5.6% and approximately 8.5%, respectively, based on the stated asking price.
Key Highlights
- Two leased office suites at 27 & 28 Bayou Blvd totaling 3,600 SF (2,400 SF + 1,200 SF) in C‑1 neighborhood commercial zoning
- Current income: $48,000 NOI, with Suite 27 leased at $4,000/month
- Pro forma income: ~$72,000 NOI assuming Suite 28 is leased at market rate
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$60,714
Cap Rate
7.14%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,214,280
$1.2M
Cap Rate 7%
$867,343
$867.3K
Cap Rate 9%
$674,600
$674.6K
Market Conditions
NOI Build-Up for 3,600 SF
Gross rent
$90.3K $25.08/SF
− Vacancy
−$9.3K −$2.59/SF
EGI
$81.0K $22.49/SF
− OpEx
−$20.2K −$5.62/SF
NOI
$60.7K $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 Rate 5%
$1,214,280
Cap Rate 7%
$867,343
Cap Rate 9%
$674,600
Alternative Uses
Best Use
Office B
$867.3K
$758.9K – $1.01M
NOI $60,714 @ 7.0% cap · market cap 7.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.06M
$924.5K – $1.23M
NOI $73,959 @ 7.0% cap · market cap 8.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
2,549
Businesses Nearby
Explore this area
Business Placement
Demographics for 32504, FL
21,791
Population
10,436
Households
2.1
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
10.5 sq mi
ZIP Area
2,075
Density / Sq Mi
$74,067
Median Household Income
$41,990
Median Earnings
$1,257
Median Rent
$242,400
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 units - Two leased office suites totaling 3,600 SF in C-1 neighborhood commercial zoning near major healthcare and retail.
Where is this office units located?
The property is located at 4400 Bayou Boulevard Suites 27 & 28 Pensacola, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Two leased office suites at 27 & 28 Bayou Blvd totaling 3,600 SF (2,400 SF + 1,200 SF) in C‑1 neighborhood commercial zoning; Current income: $48,000 NOI, with Suite 27 leased at $4,000/month; Pro forma income: ~$72,000 NOI assuming Suite 28 is leased at market rate
