Four-Unit Office Building with Extra
For Sale
Contact for pricing
809 Beverly Pkwy, Pensacola, FL 32505
HC/LI-zoned office property with additional land, on-site parking, and room for business expansion.
Property Size3,100 SF
Price / SF$188.71
Days on Market55
Property Features for 809 Beverly Pkwy
General Information
Standard status
Active
Size
3,100 SF
Class
C
Total Parking Spaces
11
Property subtype
Retail, Office, Self Storage
Zoning
HC/LI
Lease Type
Gross
Net Operating Income
$47,886
Additional Details
Road Access
Yes
Office Units
4
Building Details
Year Built
1960
Buildings
1
Stories
1
Units
4
Tenancy
Multi
Listing Agency:
Engel & Völkers Pensacola
(850) 477-3948
Listed By:
Randall Graves · License #SL3082115
Source:
Crexi
Added: Jul 9
Changed: Aug 30
Last Checked: Aug 31 at 7:30AM
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 Engel & Völkers Pensacola
Investment Insights
Based on property information with market context.
Located at 809 Beverly Parkway in Pensacola, this 3,100-square-foot office property includes a four-plex building and two additional lots. The existing office configuration provides a commercial base for professional or service-oriented operations, while the extra land can support expansion, equipment storage, or a laydown yard.
The property sits along a high-traffic corridor with road frontage and commercial exposure. An on-site parking area accommodates employees, customers, and fleet vehicles. HC/LI zoning provides the recorded land-use designation for the site, and the building was constructed in 1960.
The property sits along a high-traffic corridor with road frontage and commercial exposure. An on-site parking area accommodates employees, customers, and fleet vehicles. HC/LI zoning provides the recorded land-use designation for the site, and the building was constructed in 1960.
Key Highlights
- 3,100 SF four‑plex office building
- Two additional lots included with the property
- HC/LI zoning
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
$52,282
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
8.94%
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%
$1,045,640
$1.0M
Cap Rate 7%
$746,886
$746.9K
Cap Rate 9%
$580,911
$580.9K
Market Conditions
NOI Build-Up for 3,100 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
$77.7K $25.08/SF
− Vacancy
−$8.0K −$2.59/SF
EGI
$69.7K $22.49/SF
− OpEx
−$17.4K −$5.62/SF
NOI
$52.3K $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%
$1,045,640
Cap Rate 7%
$746,886
Cap Rate 9%
$580,911
Alternative Uses
Best Use
Office B
$746.9K
$653.5K – $871.4K
NOI $52,282 @ 7.0% cap · market cap 8.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$909.8K
$796.1K – $1.06M
NOI $63,687 @ 7.0% cap · market cap 10.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Office units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
Explore this area
Business Placement
Demographics for 32505, FL
28,671
Population
12,278
Households
2.3
Avg Household Size
36
Median Age
14%
College-Educated
82%
High-School Grad
13.0 sq mi
ZIP Area
2,205
Density / Sq Mi
$41,039
Median Household Income
$27,950
Median Earnings
$1,053
Median Rent
$120,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - HC/LI-zoned office property with additional land, on-site parking, and room for business expansion.
Where is this office building located?
The property is located at 809 Beverly Pkwy Pensacola, FL.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: 3,100 SF four‑plex office building; Two additional lots included with the property; HC/LI zoning
