New Construction Townhome Investment
For Sale
$1,099,500
Pending
6710-6718 Cherry Street, Panama City, FL 32404
Five-unit townhome building near Tyndall Air Force Base.
Property Size6,750 SF
Days on Market172
Property Features for 6710-6718 Cherry Street
General Information
Standard status
Pending
Size
6,750 SF
Property subtype
Commercial
Building Details
Year Built
2025
Listing Agency:
ERA NEUBAUER REAL ESTATE INC
(850) 785-1551
Listed By:
HEATHER H NEUBAUER · License #3257545
Source:
Corcoran
Added: Mar 8
Changed: Aug 8
Last Checked: Jul 23 at 10:00AM
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 ERA NEUBAUER REAL ESTATE INC
Investment Insights
Based on property information with market context.
This newly constructed five-unit townhome building presents an investment opportunity with strong rental potential in Panama City. Each townhome includes 3 bedrooms, 2.5 bathrooms, approximately 1,300 square feet of heated and cooled living space, and an attached one-car garage. The two-story units feature a spacious entry with tall ceilings and a wide hallway. The main level offers an open-concept living, dining, and kitchen area with quartz countertops, stainless steel appliances, breakfast bar seating, and contemporary finishes. A half bathroom is located on the first floor, and rear access leads to a covered patio space. Upstairs, the primary bedroom suite includes a walk-in closet with built-in shelving and a private ensuite bathroom with custom tile work and an oversized shower. Two additional bedrooms, a full bathroom, and washer and dryer connections are also located on the second level. Community amenities include exterior maintenance and common area upkeep. The property is located approximately 6.6 miles from Tyndall Air Force Base, 1.6 miles from Winn-Dixie, and 2.9 miles from Under the Oaks Park, with access to shopping, parks, and major roadways. The property size is 6,750 square feet.
Key Highlights
- New Construction 5‑Unit Townhome Building: Ideal for investment.
- Proximity to Tyndall Air Force Base: Only 6.6 miles away, great for military housing.
- Each Unit: Features 3 bedrooms, 2.5 bathrooms, approximately 1,300 sq ft, and an attached one‑car garage.
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
$74,755
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
6.80%
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%
$1,495,100
$1.5M
Cap Rate 7%
$1,067,929
$1.1M
Cap Rate 9%
$830,611
$830.6K
Market Conditions
NOI Build-Up for 6,750 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
$162.0K $24.00/SF
− Vacancy
−$26.1K −$3.86/SF
EGI
$135.9K $20.14/SF
− OpEx
−$61.2K −$9.06/SF
NOI
$74.8K $11.07/SF
Area
Walton County, FL
Vacancy
16.10%
Lease Rate
$24.00 /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%
$1,495,100
Cap Rate 7%
$1,067,929
Cap Rate 9%
$830,611
Alternative Uses
Best Use
Apartment 5plus
$1.07M
$934.4K – $1.25M
NOI $74,755 @ 7.0% cap · market cap 6.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $118,827 @ 7.0% cap · market cap 10.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
161
Businesses Nearby
Explore this area
Business Placement
Demographics for 32404, FL
38,186
Population
18,053
Households
2.1
Avg Household Size
40
Median Age
21%
College-Educated
87%
High-School Grad
135.1 sq mi
ZIP Area
283
Density / Sq Mi
$72,208
Median Household Income
$38,701
Median Earnings
$1,355
Median Rent
$239,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Five-unit townhome building near Tyndall Air Force Base.
Where is this apartment building located?
The property is located at 6710-6718 Cherry Street Panama City, FL.
What is the asking price?
The asking price for this property is $1,099,500.
What are key features of this property?
This property features: New Construction 5‑Unit Townhome Building: Ideal for investment.; Proximity to Tyndall Air Force Base: Only 6.6 miles away, great for military housing.; Each Unit: Features 3 bedrooms, 2.5 bathrooms, approximately 1,300 sq ft, and an attached one‑car garage.
