Single-Unit Office
For Sale
$600,000
6002 Pernella Rd, Pensacola, FL 32504
Single-unit office building built in 1964 and zoned HC/LI in Pensacola.
Property Size2,220 SF
Lot Size1.50 Acres
Price / SF$270.27
Days on Market60
Property Features for 6002 Pernella Rd
General Information
Standard status
Active
Size
2,220 SF
Lot size
1.50 Acres
Property subtype
Land
Zoning
HC/LI
Additional Details
Office Units
1
Building Details
Year Built
1964
Listing Agency:
Beau Box Florida LLC
(850) 380-7633
Listed By:
Rick Appleyard
(850) 380-7633
Source:
Beaubox
Added: Jun 25
Changed: Aug 16
Last Checked: Aug 23 at 4:14AM
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.
This single-unit office building totals 2,220 square feet and was built in 1964. The property is presented for office use and is described as well-maintained.
The building is located in Pensacola and is zoned HC/LI.
With its one-unit configuration, the property offers a straightforward footprint for an office tenant or investor seeking a compact office asset.
The building is located in Pensacola and is zoned HC/LI.
With its one-unit configuration, the property offers a straightforward footprint for an office tenant or investor seeking a compact office asset.
Key Highlights
- 2,220 SF single‑unit office building built in 1964
- Zoned HC/LI
- Single‑unit layout suited for office use
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
$37,440
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
6.24%
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%
$748,800
$748.8K
Cap Rate 7%
$534,857
$534.9K
Cap Rate 9%
$416,000
$416.0K
Market Conditions
NOI Build-Up for 2,220 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
$55.7K $25.08/SF
− Vacancy
−$5.8K −$2.59/SF
EGI
$49.9K $22.49/SF
− OpEx
−$12.5K −$5.62/SF
NOI
$37.4K $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%
$748,800
Cap Rate 7%
$534,857
Cap Rate 9%
$416,000
Alternative Uses
Best Use
Office B
$534.9K
$468.0K – $624.0K
NOI $37,440 @ 7.0% cap · market cap 6.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$651.5K
$570.1K – $760.1K
NOI $45,608 @ 7.0% cap · market cap 7.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
Location Intelligence
Trade Area within ½ mile
167
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Single-unit office building built in 1964 and zoned HC/LI in Pensacola.
Where is this office building located?
The property is located at 6002 Pernella Rd Pensacola, FL.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: 2,220 SF single‑unit office building built in 1964; Zoned HC/LI; Single‑unit layout suited for office use
