End Unit Retail/Office
For Sale
$649,000
101-4425 Us Highway 1 S, St Augustine, FL 32086
End unit in Ancient City Plaza with front windows, private office, workshop, rear storage, and two rear doors.
Property Size1,876 SF
Price / SF$345.95
Days on Market98
Property Features for 101-4425 Us Highway 1 S
General Information
Standard status
Active
Size
1,876 SF
Zoning
PUD
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$3,298
Amenities
steel roof
kitchenette
full bathroom with shower
canopy shade coverage
Building Details
Year Built
2004
Stories
1
Construction
concrete-on-slab
Listing Agency:
Great Expectations Realty
Listed By:
Jena Dennis · License #3010
(904) 806-4274
Source:
Exprealty
Added: Jun 1
Changed: Aug 31
Last Checked: Sep 5 at 12:10PM
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 Great Expectations Realty
Investment Insights
Based on property information with market context.
Highly visible end unit within Ancient City Plaza, built in 2004 and constructed as a one-story concrete-on-slab structure with a steel roof. The condo includes front display windows and an entry door with canopy shade, plus a flexible interior layout featuring a front retail/office area, a fully enclosed private office, a workshop area, a rear storage/IT room, a kitchenette, and a full bathroom with shower. Two rear doors provide additional access and operational flexibility.
The property is located along busy US-1 in the St. Augustine Shores area and is a north corner unit with additional side windows. A shared common parking lot serves owners, employees, and customers.
Currently used for retail, the real estate is offered for sale only (the business does not convey). Zoned PUD and supported by two POA associations with monthly dues that cover structural features and the exterior, the space is suited for a broad mix of commercial office, retail, and service-oriented configurations.
The property is located along busy US-1 in the St. Augustine Shores area and is a north corner unit with additional side windows. A shared common parking lot serves owners, employees, and customers.
Currently used for retail, the real estate is offered for sale only (the business does not convey). Zoned PUD and supported by two POA associations with monthly dues that cover structural features and the exterior, the space is suited for a broad mix of commercial office, retail, and service-oriented configurations.
Key Highlights
- 1,876 SF one‑story concrete‑on‑slab commercial office condo built in 2004 within Ancient City Plaza
- North corner end unit with additional side windows, front display windows, and entry door with canopy shade coverage
- Flexible interior layout: front retail/office area, fully enclosed private office, workshop, rear storage/IT room, small kitchenette, and full bathroom with shower
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
$26,272
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
4.05%
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%
$525,440
$525.4K
Cap Rate 7%
$375,314
$375.3K
Cap Rate 9%
$291,911
$291.9K
Market Conditions
NOI Build-Up for 1,876 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
$45.0K $24.00/SF
− Vacancy
−$10.0K −$5.33/SF
EGI
$35.0K $18.67/SF
− OpEx
−$8.8K −$4.67/SF
NOI
$26.3K $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%
$525,440
Cap Rate 7%
$375,314
Cap Rate 9%
$291,911
Alternative Uses
Best Use
Office B
$375.3K
$328.4K – $437.9K
NOI $26,272 @ 7.0% cap · market cap 4.05%
Second Best
Retail
$302.9K
$265.0K – $353.4K
NOI $21,203 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$500.4K
$437.9K – $583.8K
NOI $35,029 @ 7.0% cap · market cap 5.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - End unit in Ancient City Plaza with front windows, private office, workshop, rear storage, and two rear doors.
Where is this retail space located?
The property is located at 101-4425 Us Highway 1 S St Augustine, FL.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 1,876 SF one‑story concrete‑on‑slab commercial office condo built in 2004 within Ancient City Plaza; North corner end unit with additional side windows, front display windows, and entry door with canopy shade coverage; Flexible interior layout: front retail/office area, fully enclosed private office, workshop, rear storage/IT room, small kitchenette, and full bathroom with shower
