4400 Bayou Boulevard Suites 27 & 28, Pensacola, FL for sale

Investment Overview

Beau Box Commercial is pleased to present this rare owner-user or investment opportunity in the heart of Pensacola’s premier office corridor. Located on Bayou Boulevard near Cordova Mall, Ascension Sacred Heart Hospital, and numerous retail amenities, this property offers outstanding visibility, convenience, and income security. Suite 27 (2,400 SF) is leased at $4,000/month, providing $48,000/year of in-place income. Suite 28 (1,200 SF) is vacant and move-in ready, ideal for an owner-user or a new tenant seeking premium Bayou corridor office space. At the new $850,000 asking price, the asset delivers a 5.6% in-place cap rate and a 9.0% pro forma cap rate once the vacant suite is leased—making this one of the strongest value opportunities currently available in the Bayou Boulevard office market.

Investment Highlights

• Property Summary – 27 & 28 Bayou Blvd
• New Asking Price: $850,000 ($236/SF)
• Total Building Size: 3,600 SF (2,400 SF + 1,200 SF)
• Zoning: C-1 – Neighborhood Commercial
• Income & Cap Rates
• Current NOI: $48,000
• (Suite 27 leased at $4,000/month)
• Pro Forma NOI: ~$72,000
• (Assuming Suite 28 leased at market rate)
• Cap Rates at New Asking Price
• Current Cap Rate: 5.6%
• (48,000 ÷ 850,000 = 0.056)
• Pro Forma Cap Rate: 8.5%
• (72,000 ÷ 850,000 = 0.085)