Senior Living Investment
For Sale
Contact for pricing
5101 Northpointe Pkwy, Pensacola, FL 32502
Senior living community in Florida Panhandle with strong market demand.
Property Size58,110 SF
Price / SF$203.06
Days on Market170
Property Features for 5101 Northpointe Pkwy
General Information
Standard status
Active
Size
58,110 SF
Property subtype
Hospitality, Senior Living
Listing Agency:
SVN | SouthLand Commercial Pensacola
(850) 434-7500
Listed By:
Michael Carro · License #AL 000093777
Source:
Crexi
Added: Mar 5
Changed: Aug 11
Last Checked: Aug 20 at 8:12PM
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 SVN | SouthLand Commercial Pensacola
Investment Insights
Based on property information with market context.
This 58,110 square foot senior living community, constructed in 1996, presents an investment opportunity in the Florida Panhandle. The property features 100 units and maintains an occupancy rate between 84% and 88%, demonstrating stable cash flow and strong market demand. Situated in a growing Gulf Coast market, the location benefits from expanding senior demographics. The property offers potential for increased returns through operational improvements and ongoing stabilization within a desirable retirement market in Northwest Florida. The seller is offering a $360,000 credit at closing for the installation of a new roof.
Key Highlights
- Premier 58,110 SF senior living community in the Florida Panhandle.
- Stable cash flow with 84% to 88% occupancy across 100 units.
- Located in a growing Gulf Coast market with expanding senior demographics.
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
$525,043
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
4.45%
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%
$10,500,860
$10.5M
Cap Rate 7%
$7,500,614
$7.5M
Cap Rate 9%
$5,833,811
$5.8M
Market Conditions
NOI Build-Up for 58,110 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
$1.11M $19.08/SF
− Vacancy
−$154.1K −$2.65/SF
EGI
$954.6K $16.43/SF
− OpEx
−$429.6K −$7.39/SF
NOI
$525.0K $9.04/SF
Area
Escambia County, FL
Vacancy
13.90%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
45.00%
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%
$10,500,860
Cap Rate 7%
$7,500,614
Cap Rate 9%
$5,833,811
Alternative Uses
Best Use
Apartment 5plus
$7.50M
$6.56M – $8.75M
NOI $525,043 @ 7.0% cap · market cap 4.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$17.05M
$14.92M – $19.90M
NOI $1,193,815 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
128
Businesses Nearby
Under-served
Demand for This Use
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - Senior living community in Florida Panhandle with strong market demand.
Where is this senior housing / retirement home located?
The property is located at 5101 Northpointe Pkwy Pensacola, FL.
What is the asking price?
The asking price for this property is $11,800,000.
What are key features of this property?
This property features: Premier 58,110 SF senior living community in the Florida Panhandle.; Stable cash flow with **84% to 88% occupancy** across 100 units.; Located in a growing Gulf Coast market with expanding senior demographics.
