4400 Bayou Boulevard Suites 27 & 28, Pensacola, FL 32504
Two leased office suites totaling 3,600 SF in C-1 neighborhood commercial zoning near major healthcare and retail.
- Added:
- Jun 25, 2026
- Days on Market:
- 9
- Last Refresh:
- Jun 27 at 3:15 am
Property Features for 4400 Bayou Boulevard Suites 27 & 28
General Information
- Standard status
- Active
- Size
- 3,600 SF
- Property subtype
- Office
Listing office Beau Box Florida LLC (850) 380-7633
Listing date Jun 25, 2026
Source Beaubox
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 Beau Box Florida LLC
HighLights
- Two leased office suites at 27 & 28 Bayou Blvd totaling 3,600 SF (2,400 SF + 1,200 SF) in C‑1 neighborhood commercial zoning
- Current income: $48,000 NOI, with Suite 27 leased at $4,000/month
- Pro forma income: ~$72,000 NOI assuming Suite 28 is leased at market rate
- Cap rate at $850,000 asking price: 5.6% based on current NOI ($48,000 ÷ $850,000)
- Pro forma cap rate: 8.5% based on ~$72,000 NOI ($72,000 ÷ $850,000)
- Bayou Boulevard location near Cordova Mall and Ascension Sacred Heart Hospital, plus surrounding retail amenities
Overview
The building is located on Bayou Boulevard in Pensacola’s office corridor near Cordova Mall, Ascension Sacred Heart Hospital, and surrounding retail amenities, supporting day-to-day convenience for office tenants and customers.
For investors, the asset provides immediate rental income through Suite 27 and is modeled for additional income through Suite 28 under a pro forma scenario, resulting in a pro forma NOI of approximately $72,000. For owner-users, the property’s two-suite configuration can support an occupied workflow while retaining the option to lease the other suite. The current and pro forma cap rates provided are 5.6% and approximately 8.5%, respectively, based on the stated asking price.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $90.3k | $25.08 |
| − Vacancy | −$9.3k | −$2.59 |
| EGI | $81.0k | $22.49 |
| − OpEx | −$20.2k | −$5.62 |
| NOI | $60.7k | $16.87 |
Alternative Uses
Current Use by Public Records
Location Insight
- Map
- Local Demand
- City
- Pensacola
- County
- Escambia
- State
- Florida
- Longitude
- -87.2036478
- Latitude
- 30.4684825
