Office Building with Highway
For Sale
Contact for pricing
8441 Pensacola Blvd, Pensacola, FL 32534
Modular office building on a parcel with approximately 151.19 feet of frontage on Pensacola Blvd.
Property Size1,570 SF
Lot Size0.42 Acres
Price / SF$286.62
Days on Market163
Property Features for 8441 Pensacola Blvd
General Information
Standard status
Active
Size
1,570 SF
Lot size
0.42 Acres
Property subtype
RETAIL
Site & Location
Traffic Count
48,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Listing Agency:
NAI Pensacola
(850) 433-0577
Listed By:
Jenny Pittman · License ##BK3439353
(850) 207-7900
Source:
Moodyscre
Added: Apr 8
Changed: Sep 6
Last Checked: Sep 16 at 8:16PM
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 is a commercial site featuring a 1,449 SF modular office building on a 0.4209-acre parcel. The property provides approximately 151.19 feet of frontage on Pensacola Blvd, with parcel dimensions listed as 151.19' x 129.44' x 150' x 109.53'.
The site is positioned just north of Car City and offers immediate access to Interstate 10. The property’s Pensacola Blvd exposure is supported by reported traffic of 48,000 cars per day (2025), and it is described as being surrounded by national and regional brands.
This offering presents a straightforward combination of office space and road-fronting land in an established Pensacola business corridor.
The site is positioned just north of Car City and offers immediate access to Interstate 10. The property’s Pensacola Blvd exposure is supported by reported traffic of 48,000 cars per day (2025), and it is described as being surrounded by national and regional brands.
This offering presents a straightforward combination of office space and road-fronting land in an established Pensacola business corridor.
Key Highlights
- 1,449 SF modular office building on a 0.4209‑acre parcel
- Approximately 151.19 ft frontage on Pensacola Blvd with parcel dimensions of 151.19' x 129.44' x 150' x 109.53'
- 48,000 CPD on Pensacola Blvd (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
$26,478
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
5.88%
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%
$529,560
$529.6K
Cap Rate 7%
$378,257
$378.3K
Cap Rate 9%
$294,200
$294.2K
Market Conditions
NOI Build-Up for 1,570 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
$39.4K $25.08/SF
− Vacancy
−$4.1K −$2.59/SF
EGI
$35.3K $22.49/SF
− OpEx
−$8.8K −$5.62/SF
NOI
$26.5K $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%
$529,560
Cap Rate 7%
$378,257
Cap Rate 9%
$294,200
Alternative Uses
Best Use
Office B
$378.3K
$331.0K – $441.3K
NOI $26,478 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$460.8K
$403.2K – $537.6K
NOI $32,254 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
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Frequently Asked Questions
What type of property is this?
Office building - Modular office building on a parcel with approximately 151.19 feet of frontage on Pensacola Blvd.
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 a 0.4209‑acre parcel; Approximately 151.19 ft frontage on Pensacola Blvd with parcel dimensions of 151.19' x 129.44' x 150' x 109.53'; 48,000 CPD on Pensacola Blvd (2025)
