Two-Unit Duplex with Fenced
New
For Sale
$252,000
3701 W Brainerd St, Pensacola, FL 32505
Residential Income, Pensacola, FL
Property Size1,356 SF
Price / SF$185.84
Days on Market2
Property Features for 3701 W Brainerd St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Appliances
Electric Water Heater
Subdivision
West Highlands
Lot features
Corner Lot
Elementary school
Oakcrest
Middle school
WARRINGTON
High school
Pensacola
Directions
Directions: From downtown Pensacola, travel west toward Mobile Hwy/US-90. Continue west on Mobile Hwy, turn right onto N Kirk St, then turn left onto W Brainerd St. 3701 W Brainerd St will be on the left.
Standard status
Active
APN
332S301300125001
Size
1,356 SF
Taxes and HOA fees
Tax Description
Beg At Ne Cor Of Lt 12 Blk 1 West Highlands S/D Pb 1 P 74 S 0 Deg E Alg W R/W Li Of North Kirk St (50 Ft R/W) 78 Ft N 90 Deg W 75 Ft N 0 Deg W 78 Ft To S R/W Of W Brainard St (50 Ft R/W ) S 90 Deg E 75 Ft To Pob Part Of Lt 12 & 13 Blk 1 West Highlands S/D Pb 1 P 74 Or 9137 P 44 Ca 147
Legal Description
Beg At Ne Cor Of Lt 12 Blk 1 West Highlands S/D Pb 1 P 74 S 0 Deg E Alg W R/W Li Of North Kirk St (50 Ft R/W) 78 Ft N 90 Deg W 75 Ft N 0 Deg W 78 Ft To S R/W Of W Brainard St (50 Ft R/W ) S 90 Deg E 75 Ft To Pob Part Of Lt 12 & 13 Blk 1 West Highlands S/D Pb 1 P 74 Or 9137 P 44 Ca 147
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
fenced backyard
in-unit washer/dryer
Building Details
Year built
1938
Floors in Building
1
Number of units
2
Flooring type
Tile
Building materials
Frame
Roof type
Shingle
Listing Agency:
Better Homes And Gardens Real Estate Main Street Properties
(850) 912-4123
Listed By:
Victoria Miller
(850) 912-4123
Added: Aug 28
Last Checked: Aug 29 at 11:06AM
MLS# 688183
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.
Located at 3701 W Brainerd St in Pensacola, this 1,356-square-foot duplex contains two separate 2-bedroom, 1-bathroom residences. Both units include individual laundry areas with washers and dryers, updated bathrooms, tile flooring, central heating, and central air conditioning. The frame-built property dates to 1938 and has a shingle roof, an electric water heater, public water, and public sewer.
The duplex occupies a corner lot and includes a fenced backyard with privacy fencing. Existing rental occupancy provides an income-producing configuration, while the two-unit layout offers distinct living spaces within one residential property.
The duplex occupies a corner lot and includes a fenced backyard with privacy fencing. Existing rental occupancy provides an income-producing configuration, while the two-unit layout offers distinct living spaces within one residential property.
Key Highlights
- Two 2‑bedroom, 1‑bathroom units
- 1,356 square feet across the duplex
- Each unit has a washer, dryer, and dedicated laundry area
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
$13,346
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
5.30%
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%
$266,920
$266.9K
Cap Rate 7%
$190,657
$190.7K
Cap Rate 9%
$148,289
$148.3K
Market Conditions
NOI Build-Up for 1,356 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
$22.0K $16.20/SF
− Vacancy
−$2.9K −$2.14/SF
EGI
$19.1K $14.06/SF
− OpEx
−$5.7K −$4.22/SF
NOI
$13.3K $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%
$266,920
Cap Rate 7%
$190,657
Cap Rate 9%
$148,289
Alternative Uses
Best Use
Multifamily LT 5
$190.7K
$166.8K – $222.4K
NOI $13,346 @ 7.0% cap · market cap 5.30%
Second Best
Apartment 5plus
$175.0K
$153.2K – $204.2K
NOI $12,252 @ 7.0% cap · market cap 4.86%
Theoretical Best
Office A
$398.0K
$348.2K – $464.3K
NOI $27,858 @ 7.0% cap · market cap 11.05%
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
333
Businesses Nearby
Explore this area
Business Placement
Demographics for 32505, FL
28,671
Population
12,278
Households
2.3
Avg Household Size
36
Median Age
14%
College-Educated
82%
High-School Grad
13.0 sq mi
ZIP Area
2,205
Density / Sq Mi
$41,039
Median Household Income
$27,950
Median Earnings
$1,053
Median Rent
$120,300
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?
Duplex - Income-producing duplex with updated bathrooms, private laundry areas, and separate outdoor space for each unit.
Where is this duplex located?
The property is located at 3701 W Brainerd St Pensacola, FL.
What is the asking price?
The asking price for this property is $252,000.
What are key features of this property?
This property features: Two 2‑bedroom, 1‑bathroom units; 1,356 square feet across the duplex; Each unit has a washer, dryer, and dedicated laundry area
