For Sale
Contact for pricing
3206 E De Soto St, Pensacola, FL 32503
Conventional restaurants
Property Size5,832 SF
Price / SF$334.36
Days on Market685
Property Features for 3206 E De Soto St
General Information
Standard status
Active
Size
5,832 SF
Class
B
Property subtype
Business for Sale, Retail
Zoning
R-NC
Investment Type
Stabilized
Net Operating Income
$225,000
Building Details
Year Built
2014
Year Renovated
2023
Buildings
2
Stories
2
Units
2
Listing Agency:
NAI Pensacola
(850) 433-0577
Listed By:
Cameron Cauley · License #FL 3284874
Source:
Crexi
Added: Oct 7, 2024
Changed: Aug 13
Last Checked: Aug 22 at 6:42AM
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.
Key Highlights
- Established Restaurant and Catering Business: Agapi Bistro & Garden and Nancy's Catering generate significant revenue.
- Two Properties Included: Agapi Bistro restaurant (2,865 SF) and Nancy's Catering building (2,964 SF).
- Fully Equipped and Renovated: New roof (2020), HVAC (2024), updated interiors, and all FF&E included.
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
$69,737
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
3.58%
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%
$1,394,740
$1.4M
Cap Rate 7%
$996,243
$996.2K
Cap Rate 9%
$774,856
$774.9K
Market Conditions
NOI Build-Up for 5,832 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
$101.5K $17.40/SF
− Vacancy
−$8.5K −$1.46/SF
EGI
$93.0K $15.94/SF
− OpEx
−$23.2K −$3.99/SF
NOI
$69.7K $11.96/SF
Area
Escambia County, FL
Vacancy
8.37%
Lease Rate
$17.40 /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%
$1,394,740
Cap Rate 7%
$996,243
Cap Rate 9%
$774,856
Alternative Uses
Best Use
Specialty Retail
$996.2K
$871.7K – $1.16M
NOI $69,737 @ 7.0% cap · market cap 3.58%
Second Best
Warehouse
$636.2K
$556.7K – $742.3K
NOI $44,535 @ 7.0% cap · market cap 2.28%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $119,813 @ 7.0% cap · market cap 6.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
238
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32503, FL
33,693
Population
14,419
Households
2.3
Avg Household Size
36
Median Age
41%
College-Educated
94%
High-School Grad
12.6 sq mi
ZIP Area
2,674
Density / Sq Mi
$67,654
Median Household Income
$32,077
Median Earnings
$1,226
Median Rent
$270,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
Where is this conventional restaurant located?
The property is located at 3206 E De Soto St Pensacola, FL.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Established Restaurant and Catering Business: Agapi Bistro & Garden and Nancy's Catering generate significant revenue.; Two Properties Included: Agapi Bistro restaurant (2,865 SF) and Nancy's Catering building (2,964 SF).; Fully Equipped and Renovated: New roof (2020), HVAC (2024), updated interiors, and all FF&E included.
