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Property profile & analytics
OFF-MARKET
Estimated value
$2,545,000
Investment properties
1405 Gulf Bch Hwy Pensacola, FL 32507-3003
Individually Owned
2-yr Hold
Free & Clear
Property ID
US18-2522199
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1954
Construction
TYPE NOT SPECIFIED
Total area
2,024 SF
Lot
1.7 ac (74,052 SF)
Zoning code
HDMU
APN
35-2S-31-1000-009-159
UPID
US18-2522199
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Ariens Lawn, Garden & Landscape Equipment Landscaping General Contractor
-
Dollar General Discount Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.55M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.55M
Owner & transaction history
Andrew Pollack · 2 yrs held
Andrew Pollack
since 2024
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
HDMU · Pensacola, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Pensacola submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Pensacola submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,545,000
ML approach
$2,545,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.55M
Range $2.29M – $2.80M · ±10% · vs last sale $2.55M (Feb 27 2024)
Last sale anchor
$2.55M
Feb 27 2024
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$1,257 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$6,308
Tax year 2023
Assessed value
$415,845
Assessed 2023
Previous assessed
$415,845
+0.0% YoY
Effective rate
1.52%
On assessed value
Land market value
$102,000
Improvement market value
$313,845
Total market value
$415,845
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1954
Construction
TYPE NOT SPECIFIED
Heating
CENTRAL
Cooling
CENTRAL
Buildings
2
Stories
1
Units
1
Bathrooms
4
Total area
2,024 SF
Lot
1.7 ac (74,052 SF)
Zoning code
HDMU
APN
35-2S-31-1000-009-159
UPID
US18-2522199
Jurisdiction
ESCAMBIA
Zoning & alternative use
HDMU · Pensacola, FL
Zoning HDMU · permitted uses
HDMU · Pensacola, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pensacola. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1954
Construction
TYPE NOT SPECIFIED
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
4
Lot
1.7 ac
Current owner
From public records · entity-resolved
Andrew Pollack
Individual
Free & Clear · 2 yrs held
Mailing address
12604 MAJESTIC ISLE DR, BOYNTON BEACH, FL 33437-4156
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 27, 2024
$2,547,000
Andrew Pollack
Teramore Development LLC
Special Warranty Deed
—
Sep 15, 2023
—
The Lamar Companies
Teramore Development LLC
Lease
—
Sep 13, 2023
$750,000
Teramore Development LLC
Mitchel J Roloph
Personal Representative Deed
$1,884,265 · Prime Meridian Bank
Feb 26, 2018
—
Larry G Roloph
Roloph William E Trust
Quit Claim Deed
related
$180,000 · William E IV & Mitchell J Roloph
Nov 17, 2005
—
Roloph William E Trust
Roloph,william E
Quit Claim Deed
related
—
Aug 21, 2002
$30,000
Belmar Land Trust
Roloph,william E
Grant Deed
$27,000 · William E Roloph
Apr 26, 1999
—
William E Roloph
—
Grant Deed
related
$126,400 · Peoples First Community Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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