New Construction Medical
For Sale
$2,800,000
100 DEERFIELD PRESERVE BLVD, St Augustine, FL 32086
Proposed vanilla-shell space in a medical corridor with Commercial General zoning.
Property Size7,000 SF
Price / SF$400
Days on Market128
Property Features for 100 DEERFIELD PRESERVE BLVD
General Information
Standard status
Active
Size
7,000 SF
Property subtype
Office
Zoning
Commercial General
Additional Details
Asking Price
$2,800,000
Amenities
3
Building Details
Buildings
1
Listing Agency:
MARKET FORCE BROKERS LLC
Listed By:
JULIE LEMKE · License #BK3224072
(904) 501-6011
Source:
Xome
Added: May 6
Changed: Sep 9
Last Checked: Sep 10 at 5:34AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of MARKET FORCE BROKERS LLC
Investment Insights
Based on property information with market context.
Deerfield Medical Park offers proposed new-construction medical office space delivered as a vanilla shell. The initial building configuration is approximately 7,000 SF, with multiple buildings capable of being combined into footprints ranging from approximately 7,000 to 28,000 Square Feet.
The project is positioned along SR 207 in St. Augustine, within a healthcare corridor that includes the VA CBOC, Borland Groover, Flagler Health+, UF Health St. Johns, Encompass Health, and the University of St. Augustine for Health Sciences. Commercial General zoning supports the project’s medical-office positioning, while reported corridor traffic exceeds 45,000 vehicles per day.
The project is positioned along SR 207 in St. Augustine, within a healthcare corridor that includes the VA CBOC, Borland Groover, Flagler Health+, UF Health St. Johns, Encompass Health, and the University of St. Augustine for Health Sciences. Commercial General zoning supports the project’s medical-office positioning, while reported corridor traffic exceeds 45,000 vehicles per day.
Key Highlights
- Proposed new‑construction medical office building
- Approximately 7,000 SF delivered as a vanilla shell
- Multiple buildings can combine for footprints from approximately 7,000 to 28,000 Square Feet
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$98,028
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.50%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,960,560
$2.0M
Cap Rate 7%
$1,400,400
$1.4M
Cap Rate 9%
$1,089,200
$1.1M
Market Conditions
NOI Build-Up for 7,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$168.0K $24.00/SF
− Vacancy
−$37.3K −$5.33/SF
EGI
$130.7K $18.67/SF
− OpEx
−$32.7K −$4.67/SF
NOI
$98.0K $14.00/SF
Area
St. Johns County, FL
Vacancy
22.20%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,960,560
Cap Rate 7%
$1,400,400
Cap Rate 9%
$1,089,200
Alternative Uses
Best Use
Office B
$1.40M
$1.23M – $1.63M
NOI $98,028 @ 7.0% cap · market cap 3.50%
Second Best
Healthcare Medical
$1.33M
$1.16M – $1.55M
NOI $93,139 @ 7.0% cap · market cap 3.33%
Theoretical Best
Office A
$1.87M
$1.63M – $2.18M
NOI $130,704 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
72
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 32086, FL
31,452
Population
15,696
Households
2
Avg Household Size
51
Median Age
33%
College-Educated
92%
High-School Grad
65.8 sq mi
ZIP Area
478
Density / Sq Mi
$74,508
Median Household Income
$40,571
Median Earnings
$1,536
Median Rent
$342,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Proposed vanilla-shell space in a medical corridor with Commercial General zoning.
Where is this medical office space located?
The property is located at 100 DEERFIELD PRESERVE BLVD St Augustine, FL.
What is the asking price?
The asking price for this property is $2,800,000.
What are key features of this property?
This property features: Proposed new‑construction medical office building; Approximately 7,000 SF delivered as a vanilla shell; Multiple buildings can combine for footprints from approximately 7,000 to 28,000 Square Feet
