Occupied 4-Plex with 2-Bed
For Sale
$529,000
Pending
130 E 9 Mile Rd, Pensacola, FL 32534
MULTI_FAMILY - Pensacola, FL
Property Size3,700 SF
Days on Market103
Property Features for 130 E 9 Mile Rd
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Patio and Porch features
Porch
Lot features
Cul-De-Sac
Elementary school
Mcarthur
Middle school
FERRY PASS
High school
Tate
Directions
West on 9 Mile Rd. Take right at unmarked street before Vannoy's Tires on north side of street. Unit are behind Vannoy's Tires on right side of unmarked street.
Standard status
Pending
APN
081S301003031031
Size
3,700 SF
Taxes and HOA fees
Tax Description
081S301003031031 - Full Legal Description BEG AT SE COR OF SEC WLY ALG S LI OF SEC 1353 FT NLY AT INTERIOR ANG TO LEFT 90 DEG 29 MIN 38 SEC 98 28/100 FT TO PT OF INTERSECTION OF N R/W LI OF 9 MILE RD & W R/W LI OF HOLSBERRY LANE WLY DEFLECT AT ANG TO LEFT 89 DEG 28 MIN 30 SEC ALG N R/W LI 9 MILE RD 499 50/100 FT NLY DEFLECT TO RT ANG 89 DEG 28 MIN 30 SEC 200 FT ELY DEFLECT TO RT ANG 90 DEG 31 MIN 30 SEC 150 FT FOR POB CONT SAME COURSE 149 50/100 FT NLY DEFLECT TO LEFT AT ANG 90 DEG 31 MIN 30 SEC 95 FT WLY DEFLECT TO LEFT AT ANG 89 DEG 28 MIN 30 SEC 149 50/100 FT SLY DEFLECT TO LEFT ANG 90 DEG 31 MIN 30 SEC 95 FT TO POB OR 9070 P 635
Legal Description
081S301003031031 - Full Legal Description BEG AT SE COR OF SEC WLY ALG S LI OF SEC 1353 FT NLY AT INTERIOR ANG TO LEFT 90 DEG 29 MIN 38 SEC 98 28/100 FT TO PT OF INTERSECTION OF N R/W LI OF 9 MILE RD & W R/W LI OF HOLSBERRY LANE WLY DEFLECT AT ANG TO LEFT 89 DEG 28 MIN 30 SEC ALG N R/W LI 9 MILE RD 499 50/100 FT NLY DEFLECT TO RT ANG 89 DEG 28 MIN 30 SEC 200 FT ELY DEFLECT TO RT ANG 90 DEG 31 MIN 30 SEC 150 FT FOR POB CONT SAME COURSE 149 50/100 FT NLY DEFLECT TO LEFT AT ANG 90 DEG 31 MIN 30 SEC 95 FT WLY DEFLECT TO LEFT AT ANG 89 DEG 28 MIN 30 SEC 149 50/100 FT SLY DEFLECT TO LEFT ANG 90 DEG 31 MIN 30 SEC 95 FT TO POB OR 9070 P 635
Utilities
Heating system
Central
Building Details
Year built
1984
Floors in Building
1
Number of units
4
Building materials
Frame
Roof type
Shingle
Listing Agency:
LPT Realty
(877) 366-2213
Listed By:
Joshua Servo
(877) 366-2213
Added: May 7
Changed: Jul 27
Last Checked: Aug 17 at 4:06PM
MLS# 682241
Copyright © 2026 Pensacola Association of REALTORS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This is an income-producing 4-plex with four individual units, each featuring 2 bedrooms and 1 bathroom. All four units are currently occupied, with established leases in place and current gross monthly income reported at $4,780.
Lease expirations are staggered throughout 2026. The listing notes the units are converting to a month-to-month lease structure, which may create flexibility for rent adjustments. Buyer to verify all measurements and listing description; please do not disturb tenants.
The property is located off 9 Mile Road near Highway 29 in Pensacola (130 E 9 Mile Rd, Pensacola, FL 32534). The listing also states the asset is less than one mile from a new Costco under construction, and that the area provides proximity to shopping, dining, schools, and major commuting routes.
Lease expirations are staggered throughout 2026. The listing notes the units are converting to a month-to-month lease structure, which may create flexibility for rent adjustments. Buyer to verify all measurements and listing description; please do not disturb tenants.
The property is located off 9 Mile Road near Highway 29 in Pensacola (130 E 9 Mile Rd, Pensacola, FL 32534). The listing also states the asset is less than one mile from a new Costco under construction, and that the area provides proximity to shopping, dining, schools, and major commuting routes.
Key Highlights
- Income‑producing 4‑plex with $4,780 gross monthly income.
- Located in a highly desirable area off 9 Mile Road near Highway 29.
- All four units are currently occupied with established leases in place.
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
$36,415
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
6.88%
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%
$728,300
$728.3K
Cap Rate 7%
$520,214
$520.2K
Cap Rate 9%
$404,611
$404.6K
Market Conditions
NOI Build-Up for 3,700 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
$59.9K $16.20/SF
− Vacancy
−$7.9K −$2.14/SF
EGI
$52.0K $14.06/SF
− OpEx
−$15.6K −$4.22/SF
NOI
$36.4K $9.84/SF
Area
Escambia County, FL
Vacancy
13.21%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
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%
$728,300
Cap Rate 7%
$520,214
Cap Rate 9%
$404,611
Alternative Uses
Best Use
Multifamily LT 5
$520.2K
$455.2K – $606.9K
NOI $36,415 @ 7.0% cap · market cap 6.88%
Second Best
Apartment 5plus
$477.6K
$417.9K – $557.2K
NOI $33,431 @ 7.0% cap · market cap 6.32%
Theoretical Best
Office A
$1.09M
$950.2K – $1.27M
NOI $76,013 @ 7.0% cap · market cap 14.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
739
Businesses Nearby
Explore this area
Business Placement
Demographics for 32534, FL
16,006
Population
7,573
Households
2.1
Avg Household Size
39
Median Age
22%
College-Educated
92%
High-School Grad
9.9 sq mi
ZIP Area
1,617
Density / Sq Mi
$59,013
Median Household Income
$34,841
Median Earnings
$1,350
Median Rent
$192,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four-unit income property with two-bedroom, one-bath layouts and established leases in place.
Where is this quadplex located?
The property is located at 130 E 9 Mile Rd Pensacola, FL.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: Income‑producing 4‑plex with $4,780 gross monthly income.; Located in a highly desirable area off 9 Mile Road near Highway 29.; All four units are currently occupied with established leases in place.
