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    Pensacola Multifamily Investment Opportunity Title is generated by Realmo AI

    4600 Twin Oaks Dr, Pensacola, FL 32506

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    218-unit multifamily community undergoing renovations in Pensacola, Florida.

    Type:Multifamily
    Property size:
    175,262 SF
    Added:
    Nov 21, 2025
    Days on Market:
    183
    Last Refresh:
    May 8 at 9:33 pm

    Property Features for 4600 Twin Oaks Dr

    General Information

    Standard status
    Active
    Size
    175,262 SF
    Property subtype
    Multifamily

    Building Details

    Year Built
    1976

    We can help!

    Listing Contact
    Andrew Agee

    Listing agent Andrew Agee

    Listing office

    Listing date Nov 21, 2025

    Source Svn

    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 Andrew Agee

    HighLights

    • Value‑add opportunity with ongoing renovations enhancing the physical asset and future income potential.
    • Located in the thriving Pensacola, FL market, experiencing sustained growth and economic diversification.
    • Strong demand fundamentals and strategic location in the desirable Outer Southwest submarket.
    • Partially renovated asset, reducing the lift for new ownership to complete upgrades.
    • Large‑scale capital expenditures already completed on the exterior and grounds.
    • 218‑unit multifamily community offering substantial long‑term cash flow and investor returns.

    Overview

    WillowBrook Apartments presents a value-add opportunity in Pensacola, Florida, featuring 218 units. The multifamily community, built in 1976, is undergoing renovations to enhance the physical asset and future income potential. The property offers room for rent growth through continued upgrades and professional management. Located in Pensacola's Outer Southwest submarket, approximately 10.5 miles west of downtown, the property benefits from a blend of coastal charm and military significance. The Outer Southwest Pensacola area is known for its natural beauty and strategic location, supported by attractions like the National Naval Aviation Museum and Naval Air Station Pensacola. The 175,262 square foot building is partially renovated, with a significant portion of the units already updated. Large-scale capital expenditures relating to the exterior of the asset and grounds have been completed under current owners. Pensacola is experiencing sustained growth and economic diversification across industries such as defense, healthcare, aerospace, education, and tourism. The city's location along the I-10 corridor provides access to major Southeast metros, while its beaches and growing infrastructure make it an attractive market for residents and investors.
    Property Profile Location Intelligence

    Current Use by Public Records

    Twin Oaks Villas ... Vacation Rental Kinky Angelz DJ & Entertainment

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pensacola
    County
    Escambia
    State
    Florida
    Longitude
    -87.2799
    Latitude
    30.4109

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    FAQs

    What type of property is this?
    Apartment building - 218-unit multifamily community undergoing renovations in Pensacola, Florida.
    Where is this apartment building located?
    The property is located at 4600 Twin Oaks Dr Pensacola, FL.
    What are key features of this property?
    This property features: Value‑add opportunity with ongoing renovations enhancing the physical asset and future income potential.; Located in the thriving Pensacola, FL market, experiencing sustained growth and economic diversification.; Strong demand fundamentals and strategic location in the desirable Outer Southwest submarket.
    (256) 653-0065
    We can help!
    Listing Contact
    Andrew Agee
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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