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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Retail space
520 Spg St Pensacola, FL 32501-3928
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-4390166
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1883
Construction
WOOD
Total area
4,468 SF
Lot
0.34 ac (15,000 SF)
Zoning code
PR-2
APN
00-0S-00-9010-070-019
UPID
US18-4390166
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$698k
Blend (final)
Blend
$590k
Owner & transaction history
Chandler Prospecting LLC · 1 yrs held
Chandler Prospecting LLC
since 2025
Last sale
$479,500
4 recorded transactions
Zoning & alternative use
PR-2 · Pensacola, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$690,000
+12.5%
Auto repair, garage
$630,000
+2.6%
Office building
$615,000
+0.3%
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
RETAIL STORES
$615,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$690,000
Change: +12% · Conversion: Moderate
AUTO REPAIR, GARAGE
$630,000
Change: +3% · Conversion: Difficult
OFFICE BUILDING
$615,000
Change: +0% · Conversion: Easy
COMMERCIAL (GENERAL)
$610,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $480k (Jan 24 2025)
Last sale anchor
$480k
Jan 24 2025
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
$132 / 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
$8,807
Tax year 2023
Assessed value
$496,027
Assessed 2023
Previous assessed
$494,056
+0.4% YoY
Effective rate
1.78%
On assessed value
Land market value
$112,800
Improvement market value
$424,880
Total market value
$537,680
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1883
Construction
WOOD
Heating
CENTRAL
Cooling
CENTRAL
Stories
2
Units
1
Bathrooms
3
Total area
4,468 SF
Lot
0.34 ac (15,000 SF)
Zoning code
PR-2
APN
00-0S-00-9010-070-019
UPID
US18-4390166
Jurisdiction
ESCAMBIA
Zoning & alternative use
PR-2 · Pensacola, FL
Zoning PR-2 · permitted uses
PR-2 · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$615,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$690,000
AUTO REPAIR, GARAGE
Est. value
$630,000
OFFICE BUILDING
Est. value
$615,000
COMMERCIAL (GENERAL)
Est. value
$610,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
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
1883
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
1
Bathrooms
3
Lot
0.34 ac
Current owner
From public records · entity-resolved
Chandler Prospecting LLC
Entity
Mailing address
12525 MEADSON RD, PENSACOLA, FL 32506-8158
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 24, 2025
$479,500
Chandler Prospecting LLC
Rebecca Lynn Mead
Personal Rep. Deed
$500,000 · James Reeves
Jul 7, 1998
$125,000
Eugene L Mead
Brindel,annis
Grant Deed
$100,000 · Norwest Mortgage INC
—
—
Eugene L Mead
—
Deed Of Trust
related
$60,000 · Amsouth Bank
—
—
Eugene L Mead JR.
—
Deed Of Trust
related
$185,000 · Pen Air FCU
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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