Move-In Ready Retail
For Sale
Contact for pricing
3480 Barrancas Ave, Pensacola, FL 32507
Brick retail building with large front windows, nine paved parking spaces, and recent roof, HVAC, and water heater replacements.
Property Size1,631 SF
Price / SF$201.72
Days on Market121
Property Features for 3480 Barrancas Ave
General Information
Standard status
Active
Size
1,631 SF
Class
B
Total Parking Spaces
9
Property subtype
Retail, Office
Zoning
Commercial
Site & Location
Traffic Count
27,500 vehicles/day
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Amenities
large windows
freshly painted interior
refinished bamboo flooring
dual-sided LED illuminated programmable monument sign
spacious outdoor deck and bar setup
generous yard area
8-foot privacy fence with drive-in gate
Building Details
Year Built
1948
Year Renovated
2026
Buildings
1
Units
1
Construction
brick
Listing Agency:
Bay City Realty
Listed By:
Wendi Summers · License #Florida SL3436763
(850) 712-7567
Source:
Crexi
Added: May 21
Changed: Sep 10
Last Checked: Sep 18 at 5:21AM
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 Bay City Realty
Investment Insights
Based on property information with market context.
Move-in ready brick retail building set on two highly visible parcels, with a total interior size listed as 1,631 SF. The space includes large windows for natural light, freshly painted interior finishes, and refinished bamboo flooring. Notable recent capital improvements include a newer roof, HVAC system, and water heater, each replaced within the last five years.
The property fronts Barrancas Avenue, described as one of Pensacola’s primary east-west corridors connecting Downtown Pensacola to Warrington and Naval Air Station Pensacola. The site offers nine paved front parking spaces and a large dual-sided, LED illuminated programmable monument sign.
Outdoor space includes a spacious deck and bar setup, along with a generous yard area and an 8-foot privacy fence with a drive-in gate for site security and maneuverability. The offering also references a billboard with a perpetual easement that does not convey with the sale.
The property fronts Barrancas Avenue, described as one of Pensacola’s primary east-west corridors connecting Downtown Pensacola to Warrington and Naval Air Station Pensacola. The site offers nine paved front parking spaces and a large dual-sided, LED illuminated programmable monument sign.
Outdoor space includes a spacious deck and bar setup, along with a generous yard area and an 8-foot privacy fence with a drive-in gate for site security and maneuverability. The offering also references a billboard with a perpetual easement that does not convey with the sale.
Key Highlights
- 1,631 SF brick commercial building on just over 1/3 acre across two highly visible parcels on Barrancas Avenue
- Large front windows and a freshly painted interior with refinished bamboo flooring
- Recent major updates: newer roof, HVAC system, and water heater all replaced within the last five years
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
$18,434
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
5.60%
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%
$368,680
$368.7K
Cap Rate 7%
$263,343
$263.3K
Cap Rate 9%
$204,822
$204.8K
Market Conditions
NOI Build-Up for 1,631 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
$29.4K $18.00/SF
− Vacancy
−$3.0K −$1.85/SF
EGI
$26.3K $16.15/SF
− OpEx
−$7.9K −$4.84/SF
NOI
$18.4K $11.30/SF
Area
Escambia County, FL
Vacancy
10.30%
Lease Rate
$18.00 /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%
$368,680
Cap Rate 7%
$263,343
Cap Rate 9%
$204,822
Alternative Uses
Best Use
Retail
$263.3K
$230.4K – $307.2K
NOI $18,434 @ 7.0% cap · market cap 5.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$478.7K
$418.8K – $558.5K
NOI $33,507 @ 7.0% cap · market cap 10.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
27,500 VPD
Traffic count
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
227
Businesses Nearby
17k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 97%
Dining 3%
Circle K
Shops & Services
8,434 visits/mo
0.1 miles
RaceTrac
Shops & Services
8,038 visits/mo
0.2 miles
SUBWAY
Dining
491 visits/mo
0.2 miles
Raceway
Shops & Services
220 visits/mo
0.2 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Brick retail building with large front windows, nine paved parking spaces, and recent roof, HVAC, and water heater replacements.
Where is this retail space located?
The property is located at 3480 Barrancas Ave Pensacola, FL.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: 1,631 SF brick commercial building on just over 1/3 acre across two highly visible parcels on Barrancas Avenue; Large front windows and a freshly painted interior with refinished bamboo flooring; Recent major updates: newer roof, HVAC system, and water heater all replaced within the last five years
