Single-Tenant Retail NNN
For Sale
$1,950,000
4510 Mobile Highway, Pensacola, FL 32506
11,210 SF retail building is leased to Dollar Tree under a NNN lease structure.
Property Size11,210 SF
Days on Market58
Property Features for 4510 Mobile Highway
General Information
Standard status
Active
Size
11,210 SF
Property subtype
Retail - Street Retail
Building Details
Building Size
11,210 SF
Year Built
1997
Year Renovated
2010
Listing Agency:
Bellcore Commercial
Listed By:
Harry Bell · License #BK3026917
(850) 240-0527
Source:
Commercialcafe
Added: Jul 8
Changed: Sep 3
Last Checked: Sep 2 at 9:39PM
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 Bellcore Commercial
Investment Insights
Based on property information with market context.
The property is a 1.92-acre, commercially zoned site improved with an 11,210 SF single-tenant retail building occupied by Dollar Tree. The tenant operates under a NNN lease, and the in-place rent is described as below-market. The most recent capital improvement noted is the complete resurfacing of the parking lot in 2024.
Located in the Pensacola market on a highly visible commercial corridor, the property benefits from stated traffic counts of 36,500 vehicles per day.
For investors and net-lease buyers seeking a nationally recognized, long-term tenant, this offering combines a single-tenant retail configuration with an NNN lease structure and the documented parking lot improvement from 2024.
Located in the Pensacola market on a highly visible commercial corridor, the property benefits from stated traffic counts of 36,500 vehicles per day.
For investors and net-lease buyers seeking a nationally recognized, long-term tenant, this offering combines a single-tenant retail configuration with an NNN lease structure and the documented parking lot improvement from 2024.
Key Highlights
- 11,210 SF single‑tenant retail building leased to Dollar Tree under a NNN lease structure
- Property sits on a 1.92‑acre commercially zoned site in the Pensacola market
- Dollar Tree tenant is paying below‑market rent under the current lease
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
$126,698
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
6.50%
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%
$2,533,960
$2.5M
Cap Rate 7%
$1,809,971
$1.8M
Cap Rate 9%
$1,407,756
$1.4M
Market Conditions
NOI Build-Up for 11,210 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
$201.8K $18.00/SF
− Vacancy
−$20.8K −$1.85/SF
EGI
$181.0K $16.15/SF
− OpEx
−$54.3K −$4.84/SF
NOI
$126.7K $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%
$2,533,960
Cap Rate 7%
$1,809,971
Cap Rate 9%
$1,407,756
Alternative Uses
Best Use
Retail
$1.81M
$1.58M – $2.11M
NOI $126,698 @ 7.0% cap · market cap 6.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.29M
$2.88M – $3.84M
NOI $230,299 @ 7.0% cap · market cap 11.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
437
Businesses Nearby
359k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 24%
Shops & Services 19%
Home Improvements & Furnishings 19%
Dining 15%
Walmart
Superstores
87,531 visits/mo
0.2 miles
The Home Depot
Home Improvements & Furnishings
31,596 visits/mo
0.2 miles
Lowe's
Home Improvements & Furnishings
29,928 visits/mo
0.3 miles
Ross Dress for Less
Apparel
28,836 visits/mo
0.2 miles
Aldi
Groceries
21,173 visits/mo
0.5 miles
Demographics for 32506, FL
36,017
Population
16,625
Households
2.2
Avg Household Size
39
Median Age
24%
College-Educated
88%
High-School Grad
30.6 sq mi
ZIP Area
1,177
Density / Sq Mi
$59,978
Median Household Income
$36,216
Median Earnings
$1,280
Median Rent
$200,500
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?
Retail space - 11,210 SF retail building is leased to Dollar Tree under a NNN lease structure.
Where is this retail space located?
The property is located at 4510 Mobile Highway Pensacola, FL.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: 11,210 SF single‑tenant retail building leased to Dollar Tree under a NNN lease structure; Property sits on a 1.92‑acre commercially zoned site in the Pensacola market; Dollar Tree tenant is paying below‑market rent under the current lease
