Modular Office Building with Highway
For Sale
$450,000
8441 Pensacola Blvd, Pensacola, FL 32534
Modular office building on 0.4209 acres with about 151.19 feet of frontage and immediate Interstate 10 access.
Property Size1,449 SF
Lot Size0.42 Acres
Price / SF$310.56
Days on Market150
Property Features for 8441 Pensacola Blvd
General Information
Standard status
Active
Size
1,449 SF
Lot size
0.42 Acres
Property subtype
VacantLand
Site & Location
Traffic Count
48,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Building Details
Building Size
1,449 SF
Units
1
Listing Agency:
NAI Pensacola
Listed By:
Jenny Pittman · License ##BK3439353
(850) 433-0577
Source:
Commercialcafe
Added: Apr 9
Changed: Aug 18
Last Checked: Sep 4 at 2:22AM
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 NAI Pensacola
Investment Insights
Based on property information with market context.
8441 Pensacola Blvd includes a 1,449 SF modular office building on approximately 0.4209 acres, offering direct exposure along Pensacola Blvd. The site provides about 151.19 feet of frontage and is positioned for visibility to passing traffic.
Located just north of Car City along one of Pensacola’s established commercial corridors, the property benefits from immediate Interstate 10 access and a high-traffic retail/commuter setting. Public remarks indicate traffic counts of 48,000 cars per day (2025) and a surrounding mix of automotive users, trade services, retailers, and regional businesses. The demographic snapshot provided includes a 2025 population of 128,831, daytime population of 130,481, 67,915 employees, and 5,311 businesses, with total sales exceeding $12.047 billion.
The combination of frontage, accessibility, and existing office improvements supports owner-user acquisition or redevelopment considerations in a high-exposure location.
Located just north of Car City along one of Pensacola’s established commercial corridors, the property benefits from immediate Interstate 10 access and a high-traffic retail/commuter setting. Public remarks indicate traffic counts of 48,000 cars per day (2025) and a surrounding mix of automotive users, trade services, retailers, and regional businesses. The demographic snapshot provided includes a 2025 population of 128,831, daytime population of 130,481, 67,915 employees, and 5,311 businesses, with total sales exceeding $12.047 billion.
The combination of frontage, accessibility, and existing office improvements supports owner-user acquisition or redevelopment considerations in a high-exposure location.
Key Highlights
- 1,449 SF modular office building on 0.4209 acres
- About 151.19 feet of frontage along Pensacola Blvd
- Traffic counts reach 48,000 cars per day (2025)
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
$24,437
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
5.43%
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%
$488,740
$488.7K
Cap Rate 7%
$349,100
$349.1K
Cap Rate 9%
$271,522
$271.5K
Market Conditions
NOI Build-Up for 1,449 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
$36.3K $25.08/SF
− Vacancy
−$3.8K −$2.59/SF
EGI
$32.6K $22.49/SF
− OpEx
−$8.1K −$5.62/SF
NOI
$24.4K $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%
$488,740
Cap Rate 7%
$349,100
Cap Rate 9%
$271,522
Alternative Uses
Best Use
Office B
$349.1K
$305.5K – $407.3K
NOI $24,437 @ 7.0% cap · market cap 5.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$425.3K
$372.1K – $496.1K
NOI $29,768 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
48,000 VPD
Traffic count
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
404
Businesses Nearby
Explore this area
Business Placement
Demographics for 32534, FL
16,006
Population
7,573
Households
2.1
Avg Household Size
39
Median Age
22%
College-Educated
92%
High-School Grad
9.9 sq mi
ZIP Area
1,617
Density / Sq Mi
$59,013
Median Household Income
$34,841
Median Earnings
$1,350
Median Rent
$192,500
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?
Office building - Modular office building on 0.4209 acres with about 151.19 feet of frontage and immediate Interstate 10 access.
Where is this office building located?
The property is located at 8441 Pensacola Blvd Pensacola, FL.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 1,449 SF modular office building on 0.4209 acres; About 151.19 feet of frontage along Pensacola Blvd; Traffic counts reach 48,000 cars per day (2025)
