Dual-Home Multifamily
For Sale
$349,000
20 Saint John St, Pensacola, FL 32503
Two separate residences offer flexible occupancy and rental configurations on a spacious parcel without HOA restrictions.
Property Size1,800 SF
Lot Size0.79 Acres
Price / SF$193.89
Days on Market95
Property Features for 20 Saint John St
General Information
Standard status
Active
Size
1,800 SF
Lot size
0.79 Acres
Property subtype
Residential Income
Units
Unit Mix
1 x 4BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Buildings
2
Listing Agency:
Better Homes And Gardens Real Estate Main Street Properties
(937) 733-3245
Listed By:
Craig Brown
(937) 733-3245
Source:
Exprealty
Added: May 30
Changed: Aug 21
Last Checked: Aug 31 at 6:38PM
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 Better Homes And Gardens Real Estate Main Street Properties
Investment Insights
Based on property information with market context.
This multifamily property includes a 4-bedroom, 1-bathroom primary residence with a 2-car garage and a separate 1-bedroom, 1-bathroom guest house. The two-home configuration supports occupancy by one household with the second residence rented separately, or rental use of both residences. Each home has a metal roof installed in 2020.
The property occupies 0.79 acres at 20 Saint John St in Pensacola, near Pensacola Christian College and Academy. No HOA restrictions are identified, and the separate residences provide flexibility for long-term rental, short-term rental, or multigenerational living as described in the property information.
The property occupies 0.79 acres at 20 Saint John St in Pensacola, near Pensacola Christian College and Academy. No HOA restrictions are identified, and the separate residences provide flexibility for long-term rental, short-term rental, or multigenerational living as described in the property information.
Key Highlights
- Two separate residences: a 4‑bedroom, 1‑bathroom main home and a 1‑bedroom, 1‑bathroom guest house
- Primary residence includes a 2‑car garage
- Both homes have metal roofs installed in 2020
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
$16,264
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
4.66%
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%
$325,280
$325.3K
Cap Rate 7%
$232,343
$232.3K
Cap Rate 9%
$180,711
$180.7K
Market Conditions
NOI Build-Up for 1,800 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
$34.3K $19.08/SF
− Vacancy
−$4.8K −$2.65/SF
EGI
$29.6K $16.43/SF
− OpEx
−$13.3K −$7.39/SF
NOI
$16.3K $9.04/SF
Area
Escambia County, FL
Vacancy
13.90%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
45.00%
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%
$325,280
Cap Rate 7%
$232,343
Cap Rate 9%
$180,711
Alternative Uses
Best Use
Apartment 5plus
$232.3K
$203.3K – $271.1K
NOI $16,264 @ 7.0% cap · market cap 4.66%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$528.3K
$462.2K – $616.3K
NOI $36,979 @ 7.0% cap · market cap 10.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
681
Businesses Nearby
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Two separate residences offer flexible occupancy and rental configurations on a spacious parcel without HOA restrictions.
Where is this multifamily property located?
The property is located at 20 Saint John St Pensacola, FL.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Two separate residences: a 4‑bedroom, 1‑bathroom main home and a 1‑bedroom, 1‑bathroom guest house; Primary residence includes a 2‑car garage; Both homes have metal roofs installed in 2020
