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    Frank Perez-Andreu, Saint Augustine, FL

    License ID: 3299624
    Years of Experience
    3

    Service Locations

    Contact details

    Phone:
    (904) 501-9896
    Office Address:
    100 Southpark Blvd, Suite 201, Saint Augustine, FL 32086

    Property Types

    • Commercial Lease
    • Commercial Sale
    • Land
    • Residential

    Performance

    Listings
    20
    Total transactions
    111
    Total transactions amount
    $57M
    Price range
    $185k - 2.3M
    Average price
    $514k

    Listings

    For Sale (16)

    View map
    • $375,000
      0.57 Acres

      St. Augustine Development Opportunity

      Two adjacent lots totaling 0.57 acres in St. Augustine, FL.
      29 Florida Ave, St Augustine, FL 32084
      View Details
    • $375,000
      0.57 Acres

      St. Augustine Development Opportunity

      Cleared 0.57-acre lot with permitted plans in St. Augustine.
      29-27A Florida Ave, St Augustine, FL 32084
      View Details
    • $389,000
      1.41 Acres

      Marsh Front Land Opportunity

      1.41 acre marsh front property near Jacksonville, Florida.
      10474 Salt Marsh Trl, Jacksonville, FL 32226
      View Details
    • $389,000
      1.41 Acres

      Marsh Front Land Opportunity

      1.41 acre wooded property backing to state-owned marshland.
      10474 Salt Marsh Trl, Jacksonville, FL 32226
      View Details
    • $125,000
      600 SF

      St. Augustine Retail Business Opportunity

      Two established retail spaces in historic St. Augustine for sale.
      106 St. George St, St Augustine, FL 32084
      View Details
    • $389,000
      1.41 Acres

      Marsh Front Land Opportunity

      1.41-acre marsh front property on Fort George Island.
      10474 Salt Marsh Trl, Jacksonville, FL 32226
      View Details
    • $1,500,000
      6,627 SF

      St. Augustine Multi-Family Investment

      Multi-family investment property with park-owned rentals and pad rentals.
      1211 Cypress Rd, St Augustine, FL 32086
      View Details
    • $1,500,000
      7.00 Acres

      St Augustine Multifamily Investment Opportunity

      Multifamily property with park-owned mobile homes and pad rentals.
      1211 Cypress Rd, St Augustine, FL 32086
      View Details
    • $375,000
      0.57 Acres

      St. Augustine Development Opportunity

      Cleared lots with permitted plans in historic St. Augustine.
      29 Florida Ave, St Augustine, FL 32084
      View Details
    • $1,500,000
      7.16 Acres

      St. Augustine Investment Opportunity

      Mobile home and RV park with rental income potential.
      1211 Cypress Rd, St Augustine, FL 32086
      View Details
    • $375,000
      0.57 Acres

      Development-Ready Land in Historic St. Augustine

      Development opportunity in St. Augustine near historic core.
      29 Florida Ave, St Augustine, FL 32084
      View Details
    • $125,000
      600 SF

      Profitable Retail Business Opportunity

      Two established retail businesses for sale in historic St. Augustine.
      106 St. George St, St Augustine, FL 32084
      View Details
    • $375,000
      0.57 Acres

      Development Opportunity in Historic St. Augustine

      Two adjacent parcels totaling 0.55 acres in St. Augustine.
      29 Florida Ave, St Augustine, FL 32084
      View Details
    • $125,000
      375 SF

      Profitable Retail Businesses on St. George

      Two established retail spaces in historic St. Augustine's downtown.
      106 St. George St, St Augustine, FL 32084
      View Details
    • Contact for pricing

      Mobile Home Park Investment Opportunity

      Mobile home park with rental mobile homes and pad rentals.
      1211 Cypress Rd, St Augustine, FL 32086
      View Details
    • $389,000
      61,419 SF

      Fort George Island Marsh Front Land

      1.41 acre marsh front property on Fort George Island.
      10474 Salt Marsh Trl, Jacksonville, FL 32226
      View Details

    For Lease (4)

    View map
    • $23,750
      98,010 SF

      New Freestanding Building For Lease

      Newly constructed building in high-demand area, suitable for various uses.
      481 Shores Blvd, St Augustine, FL 32086
      View Details
    • $23,750
      10,000 SF

      St. Augustine Shores Commercial Space

      Adaptable commercial building in a desirable residential community.
      481 Shores Blvd, Saint Augustine, FL 32086
      View Details
    • $3,813 /Mo
      1,500 SF

      New St. Augustine Shores Commercial Building

      New commercial building for lease in St. Augustine Shores, FL.
      481 A Shr Blvd, Saint Augustine, FL 32086
      View Details
    • Contact for pricing
      1,500 SF

      New Freestanding Building For Lease

      Newly constructed building in high-demand market, suites available now.
      481 Shores Blvd, Saint Augustine, FL 32086
      View Details

    Leases and Sales on Map

    • For Sale
    • For Lease

    Properties for sale

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    Frank Perez-Andreu, Saint Augustine, FL
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Frank Perez-Andreu, Saint Augustine, FL
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