Elevated Rooftop Restaurant
For Sale
$1,100,000
400-436 Harrison Ave, Panama City, FL 32401
Poured-concrete construction, vertical access, and rooftop utility connections support a distinctive downtown dining concept.
Property Size6,000 SF
Price / SF$183.33
Days on Market201
Property Features for 400-436 Harrison Ave
General Information
Standard status
Active
Size
6,000 SF
Additional Details
Floor
Rooftop
Utilities to Site
Yes
Building Details
Construction
poured concrete
Listing Agency:
Counts Real Estate Group Inc
(850) 814-9889
Listed By:
Christopher S McCall · License #183869
(850) 814-9889
Source:
Exprealty
Added: Feb 10
Changed: Aug 30
Last Checked: Aug 30 at 3:49AM
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 Counts Real Estate Group Inc
Investment Insights
Based on property information with market context.
The rooftop at 400-436 Harrison Ave offers approximately 6,000 square feet for a conventional restaurant concept. Built on a poured-concrete structure extending from the foundation through the roof, the building has also received additional steel reinforcement. Access is provided by two staircases and one elevator, while the structure can support multiple additional stories subject to final architectural and engineering plans.
Major utilities needed for restaurant, bar, or residential use are stubbed to the roof for connection. Preliminary plans for a rooftop restaurant and bar are available for reference, with final plans to be completed by licensed professionals. The elevated position provides broad views spanning Hathaway Bridge, Saint Andrews, downtown, Thomas Drive, Front Beach Road, Tyndall Air Force Base, and Callaway. The project has no stormwater or parking requirements, with shared downtown parking available for customers.
Major utilities needed for restaurant, bar, or residential use are stubbed to the roof for connection. Preliminary plans for a rooftop restaurant and bar are available for reference, with final plans to be completed by licensed professionals. The elevated position provides broad views spanning Hathaway Bridge, Saint Andrews, downtown, Thomas Drive, Front Beach Road, Tyndall Air Force Base, and Callaway. The project has no stormwater or parking requirements, with shared downtown parking available for customers.
Key Highlights
- Approximately 6,000 square feet of rooftop area
- Poured‑concrete construction from foundation through roof
- Two staircases and one elevator provide rooftop access
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
$91,368
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
8.31%
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%
$1,827,360
$1.8M
Cap Rate 7%
$1,305,257
$1.3M
Cap Rate 9%
$1,015,200
$1.0M
Market Conditions
NOI Build-Up for 6,000 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
$129.6K $21.60/SF
− Vacancy
−$7.8K −$1.30/SF
EGI
$121.8K $20.30/SF
− OpEx
−$30.5K −$5.08/SF
NOI
$91.4K $15.23/SF
Area
Walton County, FL
Vacancy
6.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
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%
$1,827,360
Cap Rate 7%
$1,305,257
Cap Rate 9%
$1,015,200
Alternative Uses
Best Use
Specialty Retail
$1.31M
$1.14M – $1.52M
NOI $91,368 @ 7.0% cap · market cap 8.31%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,624 @ 7.0% cap · market cap 9.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,511
Businesses Nearby
15k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 57%
Hotels & Casinos 39%
Home Improvements & Furnishings 4%
Hotel Indigo
Hotels & Casinos
6,030 visits/mo
0.3 miles
Dollar General
Shops & Services
3,443 visits/mo
0.1 miles
Family Dollar
Shops & Services
2,704 visits/mo
0.2 miles
Regions Bank
Shops & Services
2,560 visits/mo
0.4 miles
City Electric Supply
Home Improvements & Furnishings
544 visits/mo
0.3 miles
Demographics for 32401, FL
20,487
Population
10,239
Households
2
Avg Household Size
42
Median Age
20%
College-Educated
86%
High-School Grad
12.5 sq mi
ZIP Area
1,639
Density / Sq Mi
$49,901
Median Household Income
$35,885
Median Earnings
$1,194
Median Rent
$207,000
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Poured-concrete construction, vertical access, and rooftop utility connections support a distinctive downtown dining concept.
Where is this conventional restaurant located?
The property is located at 400-436 Harrison Ave Panama City, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Approximately 6,000 square feet of rooftop area; Poured‑concrete construction from foundation through roof; Two staircases and one elevator provide rooftop access
