Pensacola Realty Masters Blog

There's been a lot of talk this year about Opportunity Zones and a new way to reinvest funds that would have normally been paid towards capital gains taxes in real estate in low income zones designated "opportunity zones." If you are an investor looking to invest in Pensacola area real estate, you may be interested to learn more about Opportunity Zones.

The Tax Cuts and Jobs Act of 2017 in conjunction with the Internal Revenue Code Section 1400Z provides new tax incentives in the way of exchanging capital gains if reinvested and held in accordance to the rules outlined. This rule applies until 2026. We're surely not CPA's and this topic digs quite deep into tax code so always consult your tax professionals before moving forward with an investment plan that involves significant tax implications. 

HUD has now created a website with information to further explain Opportunity Zones.  Visit it here as it applies for the entire U.S. and not just the Pensacola area.  https://opportunityzones.hud.gov/  and includes a map to show certified opportunity zones. The Florida Department of Economic Opportunity also has a variety of information about Opportunity Zones on their website here.

In Pensacola, there are limited zones identified as Opportunity Zones and includes 5 small areas in Pensacola, a portion of Milton, Florida and most of the city of Century, Florida. 

• East of Interstate 10 from Baars Street north to Royce Street
• A section between Fairfield Drive and Beverly Parkway west of Palafox St. 
• A section both north and south of W Cervantes St. 
• An area next to Corry Station including New Warrington 
• An area west of Palafox Street to P St. 

I ran across this article on Bigger Pockets recently entitled "Here's Why I'll Never Sell My Multifamily Investment Properties" and thought it was really telling as to why there's always low inventory in the small to midsize multi-family sector. Most investors, especially the seasoned investors, are in the landlord game for the long haul as this gentlemen is.  The end game is passive retirement income. Sure, it ebbs and flows, and some years are better than others, but over time, the reward is worth the pay off as long as you purchased a property in good condition in a good location and have active management. 

Duplex, triplex, fourplex, and other multi-family owners tend to purchase and hold for long term making less opportunities for others to get into multi-family housing.

Looking at sales prices of duplexes and quads over the last ten years:

2007   Duplexes: 51   Average Sales Price $144,209   Quads: 38  Average Sales Price $223,275

2008   Duplexes: 17   Average Sales Price $139,712   Quads: 12  Average Sales Price $159,200

2009   Duplexes: 18   Average Sales Price $94,338    Quads: 16  Average Sales Price $149,227

2010   Duplexes: 28   Average Sales Price $53,089    Quads: 11  Average Sales Price $99,750

2011   Duplexes: 26   Average Sales Price $47,319    Quads: 12  Average Sales Price $112,650

2012  Duplexes: 30   Average Sales Price $84,715     Quads: 14  Average Sales Price $96,279

2013  Duplexes: 33   Average Sales Price $74,076     Quads: 19  Average Sales Price $96,766 

2014  Duplexes: 49   Average Sales Price $80,440     Quads: 19  Average Sales Price $88,400

2015  Duplexes: 30   Average Sales Price $76,670     Quads: 22  Average Sales Price $98,851 

2016  Duplexes: 44   Average Sales Price $107/521   Quads: 17  Average Sales Price $164,770

2017  Duplexes: 55   Average Sales Price $142,582    Quads: 18  Average Sales Price $174,851

2018  Duplexes: 54   Average Sales Price $129,979    Quads: 18  Average Sales Price $290,394

2019 Duplexes: 57   Average Sales Price $154,090    Quads: 10  Average Sales Price $341,800

2020 Duplexes: 59   Average Sales Price $206,589     Quads: 7  Average Sales Price $307,500

2021 Duplexes: 85   Average Sales Price $224,643    Quads: 23  Average Sales Price $399,536

We've been getting so many calls and emails from investors trying to locate income producing multi-family investments in the Northwest Florida area. We are having an increasingly hard time finding our clients investment properties that cash flow and make sense as prices and interest rates continue to increase. If you have a duplex, triplex, fourplex, or other apartment in the Pensacola area, we can find a buyer for you. Looking at the last ten years of multi-family sales, now may be a good time to sell. 

If you're interested in purchasing a small or midsize multi-family property, reach out to our office as we're always on the hunt!

originally posted 09-27-2018, Updated 4-7-2022