Conditioned Flex
For Sale
Contact for pricing
1317 N Davis Hwy, Pensacola, FL 32503
R-NC-zoned property with access to downtown Pensacola, I-110, and surrounding residential communities.
Property Size3,828 SF
Price / SF$142.37
Days on Market273
Property Features for 1317 N Davis Hwy
General Information
Standard status
Active
Size
3,828 SF
Property subtype
INDUSTRIAL
Zoning
R-NC
Site & Location
Highway Access
Yes
Road Access
Yes
Listing Agency:
Neal & Company, LLC
(850) 776-0531
Listed By:
Thomas Edward Cronley
(850) 776-0531
Source:
Moodyscre
Added: Dec 2, 2025
Changed: Aug 30
Last Checked: Aug 30 at 10:31PM
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 Neal & Company, LLC
Investment Insights
Based on property information with market context.
Located at 1317 N Davis Hwy in Pensacola, this fully conditioned flex-space property is positioned for adaptable commercial use. The site is zoned R-NC and is described as suitable for professional offices, retail, service businesses, or mixed-use concepts.
The property provides access to downtown Pensacola, I-110, and nearby residential communities. Its location on N Davis Hwy supports a range of commercial formats, while the existing conditioned space offers a foundation for office, retail, service, or combined-use occupancy.
The property provides access to downtown Pensacola, I-110, and nearby residential communities. Its location on N Davis Hwy supports a range of commercial formats, while the existing conditioned space offers a foundation for office, retail, service, or combined-use occupancy.
Key Highlights
- Fully conditioned flex‑space property
- R‑NC zoning
- Potential uses include professional offices, retail, service businesses, and mixed‑use concepts
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
$43,369
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
7.96%
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%
$867,380
$867.4K
Cap Rate 7%
$619,557
$619.6K
Cap Rate 9%
$481,878
$481.9K
Market Conditions
NOI Build-Up for 3,828 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
$74.4K $19.44/SF
− Vacancy
−$7.7K −$2.01/SF
EGI
$66.7K $17.43/SF
− OpEx
−$23.4K −$6.10/SF
NOI
$43.4K $11.33/SF
Area
Escambia County, FL
Vacancy
10.34%
Lease Rate
$19.44 /SF/Yr
Expense Ratio
35.00%
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%
$867,380
Cap Rate 7%
$619,557
Cap Rate 9%
$481,878
Alternative Uses
Best Use
Flex RnD
$619.6K
$542.1K – $722.8K
NOI $43,369 @ 7.0% cap · market cap 7.96%
Second Best
Retail
$618.1K
$540.8K – $721.1K
NOI $43,265 @ 7.0% cap · market cap 7.94%
Theoretical Best
Office A
$1.12M
$983.0K – $1.31M
NOI $78,643 @ 7.0% cap · market cap 14.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,337
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32503, FL
33,693
Population
14,419
Households
2.3
Avg Household Size
36
Median Age
41%
College-Educated
94%
High-School Grad
12.6 sq mi
ZIP Area
2,674
Density / Sq Mi
$67,654
Median Household Income
$32,077
Median Earnings
$1,226
Median Rent
$270,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - R-NC-zoned property with access to downtown Pensacola, I-110, and surrounding residential communities.
Where is this flex space located?
The property is located at 1317 N Davis Hwy Pensacola, FL.
What is the asking price?
The asking price for this property is $545,000.
What are key features of this property?
This property features: Fully conditioned flex‑space property; R‑NC zoning; Potential uses include professional offices, retail, service businesses, and mixed‑use concepts
