Medical Office with Procedure
For Sale
$2,200,000
6100 North Davis Hwy, Pensacola, FL 32504
Configured for clinical operations with exam rooms, treatment support areas, and a separately accessed procedure area.
Property Size7,716 SF
Price / SF$285.12
Days on Market194
Property Features for 6100 North Davis Hwy
General Information
Standard status
Active
Size
7,716 SF
Property subtype
Other Hospitality
Zoning
R-2
Building Details
Building Size
7,716 SF
Year Built
2008
Buildings
1
Listing Agency:
Beck Partners CRE, L.L.C.
(850) 477-7044
Listed By:
Debbie Anglin · License #581748
(850) 477-7044
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 5:27PM
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 Beck Partners CRE, L.L.C.
Investment Insights
Based on property information with market context.
The 7,716 SF medical office building at 6100 North Davis Highway in Pensacola was constructed in 2008 and is zoned R-2. Its interior includes a reception area, check-in and checkout stations, seven exam rooms with sinks, a break room, manager’s office, physician’s office with private restroom and shower, multiple restrooms, and dedicated clean and soiled work rooms.
A 17 x 18 special procedure and surgery room has its own entrance and can be separated from the primary office area. The medical component also includes two recovery rooms, and the procedure room is ACHA Certified. Exterior features include a computer-controlled double-faced electronic sign. Cordova Mall, Sacred Heart Hospital, Baptist Hospital, and Pensacola International Airport are nearby.
A 17 x 18 special procedure and surgery room has its own entrance and can be separated from the primary office area. The medical component also includes two recovery rooms, and the procedure room is ACHA Certified. Exterior features include a computer-controlled double-faced electronic sign. Cordova Mall, Sacred Heart Hospital, Baptist Hospital, and Pensacola International Airport are nearby.
Key Highlights
- 7,716 SF medical office building constructed in 2008
- Seven exam rooms with sinks, plus reception and check‑in/check‑out areas
- 17 x 18 special procedure/surgery room with separate entrance
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
$130,131
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
5.92%
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%
$2,602,620
$2.6M
Cap Rate 7%
$1,859,014
$1.9M
Cap Rate 9%
$1,445,900
$1.4M
Market Conditions
NOI Build-Up for 7,716 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
$193.5K $25.08/SF
− Vacancy
−$20.0K −$2.59/SF
EGI
$173.5K $22.49/SF
− OpEx
−$43.4K −$5.62/SF
NOI
$130.1K $16.87/SF
Area
Escambia County, FL
Vacancy
10.34%
Lease Rate
$25.08 /SF/Yr
Expense Ratio
25.00%
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%
$2,602,620
Cap Rate 7%
$1,859,014
Cap Rate 9%
$1,445,900
Alternative Uses
Best Use
Office B
$1.86M
$1.63M – $2.17M
NOI $130,131 @ 7.0% cap · market cap 5.92%
Second Best
Healthcare Medical
$1.49M
$1.30M – $1.74M
NOI $104,105 @ 7.0% cap · market cap 4.73%
Theoretical Best
Office A
$2.26M
$1.98M – $2.64M
NOI $158,518 @ 7.0% cap · market cap 7.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
809
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32504, FL
21,791
Population
10,436
Households
2.1
Avg Household Size
43
Median Age
41%
College-Educated
92%
High-School Grad
10.5 sq mi
ZIP Area
2,075
Density / Sq Mi
$74,067
Median Household Income
$41,990
Median Earnings
$1,257
Median Rent
$242,400
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?
Medical Office Space - Configured for clinical operations with exam rooms, treatment support areas, and a separately accessed procedure area.
Where is this medical office space located?
The property is located at 6100 North Davis Hwy Pensacola, FL.
What is the asking price?
The asking price for this property is $2,200,000.
What are key features of this property?
This property features: 7,716 SF medical office building constructed in 2008; Seven exam rooms with sinks, plus reception and check‑in/check‑out areas; 17 x 18 special procedure/surgery room with separate entrance
