Flex Building with
For Sale
Contact for pricing
12890 Gulf Beach Hwy, Pensacola, FL 32507
Multi-part commercial layout combines storefront and office space with climate-controlled storage and separate access.
Property Size2,400 SF
Price / SF$239.58
Days on Market229
Property Features for 12890 Gulf Beach Hwy
General Information
Standard status
Active
Size
2,400 SF
Property subtype
RETAIL
Warehouse & Industrial
Warehouse Space
800 SF
Office Build-Out
100 SF
Conditioned Warehouse
Yes
Additional Details
Outdoor Storage
Yes
Building Details
Buildings
1
Listing Agency:
McDaniel Properties FL LLC
(850) 637-3161
Listed By:
John McDaniel
(850) 637-3161
Source:
Moodyscre
Added: Jan 14
Changed: Aug 30
Last Checked: Aug 30 at 9:08PM
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 McDaniel Properties FL LLC
Investment Insights
Based on property information with market context.
This 2,400-square-foot flex property is arranged for multiple commercial functions. The main 1,600-square-foot area can support store or office use, while a separate 100-square-foot office has its own entrance. An additional 800 square feet provides climate-controlled storage with a large rear roll-up door. The property also includes a fully paved front lot, a 10-by-24-foot shed, and a shipping container. Outdoor boat storage occupies the rear portion, where 15 spaces have been used for storage. The site is across from Big Lagoon State Park, approximately five minutes from a public boat ramp and five minutes from central Perdido Key.
Key Highlights
- 2,400 SF flex building with store/office area, separate office, and climate‑controlled storage
- 1,600 SF store/office component plus a separate 100 SF office with its own front entrance
- 800 SF climate‑controlled storage area with a large rear roll‑up door
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
$40,476
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
7.04%
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%
$809,520
$809.5K
Cap Rate 7%
$578,229
$578.2K
Cap Rate 9%
$449,733
$449.7K
Market Conditions
NOI Build-Up for 2,400 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
$60.2K $25.08/SF
− Vacancy
−$6.2K −$2.59/SF
EGI
$54.0K $22.49/SF
− OpEx
−$13.5K −$5.62/SF
NOI
$40.5K $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%
$809,520
Cap Rate 7%
$578,229
Cap Rate 9%
$449,733
Alternative Uses
Best Use
Office B
$578.2K
$506.0K – $674.6K
NOI $40,476 @ 7.0% cap · market cap 7.04%
Second Best
Flex RnD
$388.4K
$339.9K – $453.2K
NOI $27,191 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$704.4K
$616.3K – $821.8K
NOI $49,306 @ 7.0% cap · market cap 8.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
212
Businesses Nearby
Balanced
Demand for This Use
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
Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Flex space - Multi-part commercial layout combines storefront and office space with climate-controlled storage and separate access.
Where is this flex space located?
The property is located at 12890 Gulf Beach Hwy Pensacola, FL.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: 2,400 SF flex building with store/office area, separate office, and climate‑controlled storage; 1,600 SF store/office component plus a separate 100 SF office with its own front entrance; 800 SF climate‑controlled storage area with a large rear roll‑up door
