714 E La Rua St aerial at sunset
Confidential Investment Summary · Active Hospitality Listing

The Marzoni HouseHistoric Pensacola Investment Opportunity

The Old Spanish Consulate · Est. 1890
714 E La Rua Street · Pensacola, Florida 32501 · Old East Hill Historic District
$2.8M
Asking Price
12
Suites / Bedrooms
7,574
Total Sq. Ft.
$202K+
Annual Gross Revenue
1890
Built / Restored 2014
Investment Overview

A Once-in-a-Generation
Historic Hospitality Estate

714 E La Rua St — known historically as The Marzoni House and once home to the Spanish Consulate — is a fully restored 1890 Queen Anne Victorian estate in the heart of Pensacola's Old East Hill Historic District. Twelve suites, 7,574 square feet, and a private pool courtyard sit on a corner lot blocks from downtown.

Two consecutive years of verified Airbnb revenue exceed $202,000 annually, documented on IRS 1099-K filings. Superhost status, National Register designation, and FEMA Flood Zone X siting make this a rare income-producing trophy asset on the Gulf Coast.

$202K
Avg Annual Gross (2-yr)
5★
Airbnb Superhost
Flood X
No Flood Insurance
NRHP
National Register
History & Character

The Finest Victorian
in Pensacola

Built in 1890 by Louis D. Marzoni — chief lumber inspector for timber magnate Henry Baar — the three-story Queen Anne estate commands the corner of 8th Avenue and E La Rua Street with its iconic cedar-wrapped turret, dramatic wraparound porch, and hand-crafted millwork that has survived over 130 years of Gulf Coast weather.

During the Spanish-American War era the property served as the Spanish Consulate in Pensacola — a role that earned it the name still used by locals today: The Old Spanish Consulate. In 2016 that legacy was formally acknowledged with induction to the National Register of Historic Places.

Rescued from foreclosure and near-demolition, a painstaking restoration began in 2014 with a singular commitment: preserve every salvageable original detail while elevating the property to a contemporary luxury standard.

Improvements & Additions

Property Updates

A decade of strategic capital improvements — from outdoor amenities to major systems — protect asset value and support premium hospitality operations.

Improvement / AdditionPermit Date
Carport2016
Pool2018
Fence2019
Driveway2019
HVAC, 4 TonDecember 2019
Duplex2021
Accessory Garage2022
Electrical2022
RoofJune 2024
Pensacola Market Overview

Florida's Fastest-Growing
Coastal Metro

The Pensacola–Ferry Pass–Brent MSA anchors the western tip of Florida's Emerald Coast — 100 miles of white-quartz beaches drawing over 7 million visitors annually. Combine that with consistent population growth, record airport traffic, and the $2.7 B economic engine of NAS Pensacola, and you have a multi-layered, year-round demand base for premium historic lodging.

520K+
MSA Population
7M+
Annual Visitors
1.3M
PNS Passengers / Yr
$2.7B
NAS Economic Impact
Median Household Income (MSA)~$62,500
Population Growth (5-yr)+8.2%
Unemployment Rate~3.2%
Median Home Price (City)~$325,000 · +34% / 5 yrs
STR Avg Daily Rate$185 – $225
Tourism Spending (Escambia, annual)~$1.5 B
NAS Pensacola Personnel16,000+
PNS Nonstop Routes Added '23–'256+

Sources: U.S. Census Bureau, Visit Pensacola, Pensacola International Airport, BEA, Florida Realtors. 2024–2025 best-available estimates; buyer to verify independently.

East Hill · Demand Drivers

Why Guests & Investors
Come to Pensacola

Old East Hill is Pensacola's most prestigious historic neighborhood — Walk Score 85, 0.8 mi to the Palafox dining and arts corridor, 2.4 mi to PNS Airport, and 6 mi to Pensacola Beach and the Gulf Islands National Seashore.

01

Gulf Coast Beach Tourism

Pensacola Beach and Gulf Islands National Seashore attract 6–7 million annual visitors. Summer occupancy regularly exceeds 85%, with historic properties outperforming market ADR by 30–40%.

02

NAS Pensacola & Blue Angels

Naval Air Station Pensacola supports 16,000+ military personnel and thousands of annual family visits. Blue Angels air-show weekends are among the highest-demand lodging periods of the year.

03

Airport Connectivity

PNS added 6+ nonstop routes between 2022–2025 from Chicago, JFK, Dallas, and Atlanta — directly expanding the out-of-state visitor pool.

04

Event & Wedding Market

The courtyard, pool, and historic rooms create a natural micro-wedding and private-event venue — a revenue stream largely untapped under current owner operations.

05

Remote-Worker Migration

Pensacola is a top-10 remote-worker destination in the Southeast, attracting high-income households from Miami, Atlanta, and the Northeast. Extended stays are a growing STR segment.

06

Historic & Cultural Tourism

National Register designation and Spanish Consulate history make The Marzoni House a destination in its own right, drawing cultural tourists who specifically book historic lodging.

Verified Airbnb Revenue · 2024–2025

Two Years of Consistent
Six-Figure Income

$202,856
2-Yr Avg Annual Gross
$16,905
Avg Monthly Gross
867 / 720
Transactions '24 / '25
$258
Avg $ per Transaction
Monthly Gross — 2-Year Average · Peak Jun–Jul ≈ 30% of annual
$6K
$11K
$18K
$17K
$22K
$28K
$33K
$22K
$15K
$13K
$10K
$8K
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
NOI Sensitivity Matrix · Implied Valuation by Cap Rate
Expense RatioEst. NOI@ 7% Cap@ 8% Cap@ 9% Cap
45% — Optimized Operator$111,571$1,593,866$1,394,633$1,239,674
50% — Recommended Base$101,428$1,448,970$1,267,848$1,126,976
55% — Conservative$91,285$1,304,073$1,141,064$1,014,279
60% — Owner-Blended$81,142$1,159,176$1,014,279$901,581

Highlighted row reflects recommended buyer baseline. Asking price of $2,800,000 reflects dual valuation: income support plus luxury residential comparable premium. Documented annual expenses (insurance, utilities, taxes): $60,000 / 29.6% of revenue.

Revenue is documented on IRS 1099-K filings for two consecutive calendar years with less than 0.1% variance. Current operations are owner-occupied and blended — a dedicated hospitality operator with dynamic pricing, direct booking, and event programming represents clear upside without capital investment.

Why This Asset

Six Reasons This Deal Is Different

01

Historic Scarcity

No Victorian estate of this scale, history, or condition exists elsewhere in northwest Florida. 1890 construction, National Register designation, and Spanish Consulate provenance cannot be replicated.

02

Verified $202K Income

Documented on IRS 1099-K filings for two consecutive calendar years with less than 0.1% variance. Not a forecast — a track record.

03

Pensacola Tailwinds

Record airport traffic, sustained population growth, Blue Angels–driven peak demand, and a growing event market create a multi-layered demand base.

04

Dual Valuation

$2.8M is defensible from luxury comps ($2.35M–$3.2M) and income capitalization — most buyers will underwrite with both lenses.

05

Clear Operational Upside

Current revenue reflects owner-occupied operations. A dedicated hospitality operator with dynamic pricing and event programming could materially improve ADR and NOI.

06

Flood Zone X

FEMA minimal-risk designation — no flood insurance required. A meaningful differentiator for a downtown coastal asset.

Guest Reviews · ★★★★★

A Five-Star Superhost

★★★★★
“We've been coming here every year for the last 6 years. It's the only place I want to stay in Pensacola. The history of the home, the gorgeous art, and the gracious hosts make every trip so relaxing.”
Katie · Arlington, Virginia
★★★★★
“I can't say enough good things about our stay. The place was historical, quiet, clean, and the hosts were simply amazing. Absolutely top notch and we can't wait to go back.”
Forrest · Puyallup, Washington
Request the Full Package

Wayne Peacock

Realtor® · The Peacock Group · Levin Rinke Realty
Florida License SL3498934

This property is now actively listed for sale. All interested parties should contact Wayne Peacock directly to receive access to the full due-diligence package, including 1099-K records, property reports, and private showings.

Email
wayne@peacockgroup.info
Phone
850.601.9096
alt 850.706.4972
Web
peacockgroup.info

Confidential. This summary is delivered on a confidential basis to persons considering a possible acquisition and does not constitute an offer to sell securities or property. Revenue figures are derived from IRS Form 1099-K gross receipts for 2024–2025; NOI and cap-rate analyses are hypothetical illustrations only. The Property is listed on the National Register of Historic Places, which may impose restrictions on alterations. Buyers should conduct independent due diligence and consult qualified legal, tax, and preservation advisors. The listing agent represents the seller. Equal Housing Opportunity. © 2025 Wayne Peacock · The Peacock Group · Levin Rinke Realty.