Two-Unit Duplex with
For Sale
$760,000
379 S Clubbs St, Pensacola, FL 32502
Matching residences provide private kitchens, living areas, laundry rooms, and en suite bathrooms.
Property Size2,380 SF
Price / SF$319.33
Days on Market48
Property Features for 379 S Clubbs St
General Information
Standard status
Active
Size
2,380 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/2BA
Multifamily Units
2
Building Details
Year Built
2020
Buildings
1
Listing Agency:
Pointe South
(850) 308-1634
Listed By:
Erik Hansen · License #BK3069922
(850) 308-1634
Source:
Hansenteampensacola
Added: Jul 15
Changed: Aug 30
Last Checked: Aug 30 at 4:12PM
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 Pointe South
Investment Insights
Based on property information with market context.
Built in 2020, this duplex contains two matching residences, each offering 1,190 square feet of living space. Both layouts include two bedrooms with en suite bathrooms, a kitchen, living area, laundry room, and two balconies. Modern spiral staircases add a distinctive interior feature to each side of the property.
The corner-lot setting at 379 S Clubbs St places the property in Downtown Pensacola, with access to street parking, a driveway, and rear parking. Bruce Beach Park, Blue Wahoos Stadium, and Palafox St are described as walkable destinations nearby.
Across the full building, the configuration totals four bedrooms, four bathrooms, four kitchens, four living spaces, four laundry rooms, and four balconies. The property is identified as a short-term rental opportunity.
The corner-lot setting at 379 S Clubbs St places the property in Downtown Pensacola, with access to street parking, a driveway, and rear parking. Bruce Beach Park, Blue Wahoos Stadium, and Palafox St are described as walkable destinations nearby.
Across the full building, the configuration totals four bedrooms, four bathrooms, four kitchens, four living spaces, four laundry rooms, and four balconies. The property is identified as a short-term rental opportunity.
Key Highlights
- Duplex built in 2020 with 2 matching units
- Each unit contains 1,190 square feet, 2 bedrooms, 2 en suite bathrooms, and 2 balconies
- Combined layout includes 4 bedrooms, 4 bathrooms, 4 kitchens, and 4 living spaces
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
$23,424
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
3.08%
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%
$468,480
$468.5K
Cap Rate 7%
$334,629
$334.6K
Cap Rate 9%
$260,267
$260.3K
Market Conditions
NOI Build-Up for 2,380 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
$38.6K $16.20/SF
− Vacancy
−$5.1K −$2.14/SF
EGI
$33.5K $14.06/SF
− OpEx
−$10.0K −$4.22/SF
NOI
$23.4K $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%
$468,480
Cap Rate 7%
$334,629
Cap Rate 9%
$260,267
Alternative Uses
Best Use
Multifamily LT 5
$334.6K
$292.8K – $390.4K
NOI $23,424 @ 7.0% cap · market cap 3.08%
Second Best
Apartment 5plus
$307.2K
$268.8K – $358.4K
NOI $21,504 @ 7.0% cap · market cap 2.83%
Theoretical Best
Office A
$698.5K
$611.2K – $814.9K
NOI $48,895 @ 7.0% cap · market cap 6.43%
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
1,119
Businesses Nearby
Explore this area
Business Placement
Demographics for 32502, FL
4,277
Population
2,582
Households
1.7
Avg Household Size
46
Median Age
36%
College-Educated
92%
High-School Grad
2.7 sq mi
ZIP Area
1,584
Density / Sq Mi
$67,548
Median Household Income
$41,011
Median Earnings
$1,313
Median Rent
$229,000
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 - Matching residences provide private kitchens, living areas, laundry rooms, and en suite bathrooms.
Where is this duplex located?
The property is located at 379 S Clubbs St Pensacola, FL.
What is the asking price?
The asking price for this property is $760,000.
What are key features of this property?
This property features: Duplex built in 2020 with 2 matching units; Each unit contains 1,190 square feet, 2 bedrooms, 2 en suite bathrooms, and 2 balconies; Combined layout includes 4 bedrooms, 4 bathrooms, 4 kitchens, and 4 living spaces
