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Property profile & analytics
OFF-MARKET
Estimated value
$645,000
Office buildings
312 Alcaniz St Pensacola, FL 32502-6013
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US18-4498487
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1900
Construction
WOOD
Total area
3,552 SF
Lot
0.1 ac (4,254 SF)
Zoning code
HC-1
APN
00-0S-00-9001-001-050
UPID
US18-4498487
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
-
Heffernan Holland Morgan Architect
-
HHMA Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$647k
Blend (final)
Blend
$645k
Owner & transaction history
Kph-rsh Ventures LLC · 13 yrs held
Kph-rsh Ventures LLC
since 2012
3 recorded transactions
Zoning & alternative use
HC-1 · Pensacola, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The historic zoning districts are established to preserve the development pattern and distinctive architectural character of the district through the restoration of existing buildings and construction of compatible new buildings. The official listing of the Pensacola historic district (which includes all areas designated as historic zoning districts) on the…
Zone name
Historic Commercial
General category
COMMERCIAL
Zone area
76.87 ac
Source
Realmo
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$580,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$550,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$500,000
Change: -14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$485,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$645k
Range $581k – $710k · ±10%
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
$182 / 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
$9,138
Tax year 2023
Assessed value
$509,245
Assessed 2023
Previous assessed
$530,024
-3.9% YoY
Effective rate
1.79%
On assessed value
Land market value
$187,176
Improvement market value
$414,368
Total market value
$601,544
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1900
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
1
Bathrooms
2
Total area
3,552 SF
Lot
0.1 ac (4,254 SF)
Zoning code
HC-1
APN
00-0S-00-9001-001-050
UPID
US18-4498487
Jurisdiction
ESCAMBIA
Zoning & alternative use
HC-1 · Pensacola, FLZoning HC-1 · permitted uses
HC-1 · Pensacola, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The historic zoning districts are established to preserve the development pattern and distinctive architectural character of the district through the restoration of existing buildings and construction of compatible new buildings. The official listing of the Pensacola historic district (which includes all areas designated as historic zoning districts) on the National Register of Historic Places and the authority of the architectural review board reinforce this special character. Zoning regulations are intended to ensure that future development is compatible with and enhances the pedestrian scale of the existing structures and period architectural character of the districts.
Zone name
Historic Commercial
General category
COMMERCIAL
Zone area
76.87 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$580,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$550,000
AUTO REPAIR, GARAGE
Est. value
$500,000
COMMERCIAL (GENERAL)
Est. value
$485,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
1
Bathrooms
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Kph-rsh Ventures LLC
Entity
Mailing address
415 E ROMANA ST UNIT #201, PENSACOLA, FL 32502-4103
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 7, 2012
$119,300
Kph-rsh Ventures LLC
Robert Scott Ptshp
Warranty Deed
$333,000 · Hancock Bank
—
—
Kph-rsh Ventures LLC
—
Deed Of Trust
related
$612,000 · Coastal Bk&tr
—
—
Robert Scott Ptshp
—
Deed Of Trust
related
$450,000 · Hancock 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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