SOLID OCCUPANCY HISTORY I Multifamily | 8 Units | $187,500 /unit Key Offering Highlights: New NOI: $114,646.59 (Significant increase from previous figure of $110K+) Operational Expense Ratio (OER): 29.57% (Efficiently managed asset – OER below industry benchmark of 35%) Tenant Roster Fully Updated (Effective 9/4/25 – offering current, stabilized income) Presenting a unique portfolio of income-producing cottages zoned C-3 in the sought-after Sanders Beach neighborhood minutes from Downtown Pensacola and the waterfront. Comprising four parcels and eight residences, this offering blends charm with investment potential. Suitable for long-term rentals, short-term stays, or redevelopment. 100% occupancy. Zoned C-3 with flexible redevelopment potential. Excellent visibility, walkability, and access to key city destinations. Listed at $1,500,000 with a 7.6% CAP Rate and NOI of $114,646 C-3 Zoning – Unlocks future development potential in a high-demand urban infill zone Proximity to Sanders Beach – Walking distance to waterfront, marina, and Downtown Positive Cash Flow – Stabilized in 2025 with increasing income trends 8 Historic Cottages – Ideal for long-term rental, vacation rental portfolio, or future redevelopment Fully Leased – Turnkey with consistent occupancy Infill Opportunity – Centrally located with government buildings, museums, and infrastructure nearby Nestled along the shores of Pensacola Bay, Sanders Beach is a historic, waterfront neighborhood that offers both charm and convenience. Located just across from the Pensacola Yacht Club—home to over 600 sailing and boating enthusiaststhis community embodies a coastal lifestyle rich with recreation and relaxation. AirBnb Potential -Prime Location for Short-Term Rentals- Sanders Beach lies immediately adjacent to beautiful Pensacola Bay and within walking distance of downtown, making it a desirable spot for visitors seeking waterfront charm without the premium of beachfront. With eight rentable structures on-site, this property is uniquely suited for short-term rental investment Local Market Performance & Income Potential Pensacola (32502) boasts strong short-term rental metrics, with average annual occupancy around 60% and average daily rates (ADR) of ~$141, according to Airbtics. Airbnb hosts in this ZIP typically earn $2,564/month or ~$30K annually per listing. Higher-end listings in similar locations achieve occupancy above 65% and command nightly rates of $270–$380, generating $4,000–$6,000+/month. The average guest stay is 4.8 nights, favoring multi-night, group-friendly rentals like Sanders Beach. Market Advantages for Operators & Investors Low Barriers to Entry: Pensacola maintains a favorable short-term rental climate, with no city-wide moratorium or overly restrictive ordinances. Growth-Ready Demographics: A 1.63% annual population increase within the 5-mile radius adds long-term value stability. Work/Play Balance: Visitors benefit from close proximity to downtown dining, entertainment, waterfront access, and event venues like the Blue Wahoos Stadium. Downtown Pensacola Market Overview Located just minutes from the subject property, Downtown Pensacola is a vibrant hub of commerce, culture, and coastal charm. Anchored by Palafox Street—ranked one of the 'Great Streets in America'—the district draws residents, tourists, and professionals alike with its award-winning restaurants, boutique shopping, performing arts, and waterfront events.