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Property profile & analytics
OFF-MARKET
Estimated value
$3,255,000
Office buildings
449 Main St Pensacola, FL 32502-5591
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-1443685
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
21,829 SF
Lot
1.23 ac (53,718 SF)
Zoning code
WRD
APN
00-0S-00-9100-001-056
UPID
US18-1443685
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
-
Premium Parking - P2861 Parking Lot & Garage
-
Baskerville-Donovan Inc General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.25M
Blend (final)
Blend
$3.26M
Owner & transaction history
Pensacola Mainstreet LLC · 6 yrs held
Pensacola Mainstreet LLC
since 2020
3 recorded transactions
Zoning & alternative use
WRD · Pensacola, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The waterfront redevelopment district is established to promote redevelopment of the city's downtown waterfront with a compatible mixture of water-dependent and water-related uses that preserve the unique shoreline vista and scenic opportunities, provide public access, create a cultural meeting place for the public, preserve the working waterfront activities…
Zone name
Waterfront Redevelopment District
General category
COMMERCIAL
Zone area
62.53 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
$3,555,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,365,000
Change: -5% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,070,000
Change: -14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,985,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$3.26M
Range $2.93M – $3.58M · ±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
$149 / 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
$44,570
Tax year 2023
Assessed value
$2,562,585
Assessed 2023
Previous assessed
$2,436,186
+5.2% YoY
Effective rate
1.74%
On assessed value
Land market value
$918,578
Improvement market value
$1,644,007
Total market value
$2,562,585
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
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Bathrooms
6
Total area
21,829 SF
Lot
1.23 ac (53,718 SF)
Zoning code
WRD
APN
00-0S-00-9100-001-056
UPID
US18-1443685
Jurisdiction
ESCAMBIA
Zoning & alternative use
WRD · Pensacola, FLZoning WRD · permitted uses
WRD · Pensacola, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The waterfront redevelopment district is established to promote redevelopment of the city's downtown waterfront with a compatible mixture of water-dependent and water-related uses that preserve the unique shoreline vista and scenic opportunities, provide public access, create a cultural meeting place for the public, preserve the working waterfront activities historically located in the waterfront area, and encourage a high quality of site planning and architectural design. Site specific analysis of each development proposal within the district is intended to ensure that the scenic vistas and marine-oriented image of the district are maintained, that the development character of the waterfront is upgraded and that the boundaries of the adjacent special districts are positively reinforced.
Zone name
Waterfront Redevelopment District
General category
COMMERCIAL
Zone area
62.53 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.4M
AUTO REPAIR, GARAGE
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$3.0M
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
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
CENTRAL
Cooling
Yes
Stories
2
Bathrooms
6
Lot
1.23 ac
Current owner
From public records · entity-resolved
Pensacola Mainstreet LLC
Entity
Mailing address
449 W MAIN ST, PENSACOLA, FL 32502-5591
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2020
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
Feb 28, 2020
—
Pensacola Mainstreet LLC
—
Deed
related
$3,150,000 · Synovus Bk
—
—
Pensacola Mainstreet LLC
—
Deed Of Trust
related
$250,000 · Synovus Bk
—
—
Pensacola Mainstreet LLC
—
Deed Of Trust
related
$3,150,000 · Synovus Bk
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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