Retail, Showroom, and Warehouse
For Sale
$3,500,000
5600 N Davis Highway, Pensacola, FL 32503
Two buildings with retail, showroom, office, and warehouse space.
Property Size34,500 SF
Days on Market279
Property Features for 5600 N Davis Highway
General Information
Standard status
Active
Size
34,500 SF
Property subtype
Retail
Building Details
Building Size
34,500 SF
Year Built
1999
Listing Agency:
Beau Box Florida LLC
(850) 261-8080
Listed By:
Bill Ogburn · License #FL #BK3009661
Source:
Beaubox
Added: Nov 23, 2025
Changed: Aug 26
Last Checked: Aug 28 at 7:58AM
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
Investment Insights
Based on property information with market context.
The property features two buildings. The first building encompasses 30,000 square feet, with 21,500 square feet dedicated to air-conditioned retail, showroom, and office space. The remaining 8,500 square feet is warehouse space, equipped with three loading doors: one 10' x 12' dock-high door and two 10' x 12' ramped on-grade doors. The building is equipped with a 400 Amp, 3-Phase power supply and a fire suppression system. The second building is a 4,500 square foot metal warehouse, featuring a 16' eave height and a ramped on-grade 12' x 10' roll-up door. The property is located in Pensacola, FL.
Key Highlights
- 21,500 SF of air‑conditioned retail/showroom/office space.
- 30,000 SF building with 8,500 SF warehouse space and three loading doors.
- 400 Amp, 3‑Phase power.
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
$263,453
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
7.53%
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%
$5,269,060
$5.3M
Cap Rate 7%
$3,763,614
$3.8M
Cap Rate 9%
$2,927,256
$2.9M
Market Conditions
NOI Build-Up for 34,500 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
$343.6K $9.96/SF
− Vacancy
−$33.7K −$0.98/SF
EGI
$309.9K $8.98/SF
− OpEx
−$46.5K −$1.35/SF
NOI
$263.5K $7.64/SF
Area
Escambia County, FL
Vacancy
9.80%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
15.00%
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%
$5,269,060
Cap Rate 7%
$3,763,614
Cap Rate 9%
$2,927,256
Alternative Uses
Best Use
Office B
$8.31M
$7.27M – $9.70M
NOI $581,844 @ 7.0% cap · market cap 16.62%
Second Best
Retail
$5.57M
$4.87M – $6.50M
NOI $389,926 @ 7.0% cap · market cap 11.14%
Theoretical Best
Office A
$10.13M
$8.86M – $11.81M
NOI $708,770 @ 7.0% cap · market cap 20.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,542
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32503, FL
33,693
Population
14,419
Households
2.3
Avg Household Size
36
Median Age
41%
College-Educated
94%
High-School Grad
12.6 sq mi
ZIP Area
2,674
Density / Sq Mi
$67,654
Median Household Income
$32,077
Median Earnings
$1,226
Median Rent
$270,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Showroom - Two buildings with retail, showroom, office, and warehouse space.
Where is this showroom located?
The property is located at 5600 N Davis Highway Pensacola, FL.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 21,500 SF of air‑conditioned retail/showroom/office space.; 30,000 SF building with **8,500 SF warehouse space** and three loading doors.; 400 Amp, 3‑Phase power.
