Restaurant and Brewery
For Sale
$7,800,000
691 A1A Beach Blvd, St Augustine, FL 32080
Two-parcel property with A1A Beach Boulevard frontage and a brewery built in 2022 with an upstairs office.
Property Size25,000 SF
Lot Size0.60 Acres
Price / SF$312
Days on Market621
Property Features for 691 A1A Beach Blvd
General Information
Standard status
Active
Size
25,000 SF
Lot size
0.60 Acres
Property subtype
General Commercial
Additional Details
Business Included
Yes
Road Access
Yes
Liquor License
Yes
Taxes and HOA fees
Annual Taxes
$31,426
Amenities
deck
pool
bar areas
3
Listing Agency:
Great Expectations Realty
(904) 823-3456
Listed By:
Jena Dennis · License #BK3387473
(904) 806-4274
Source:
Xome
Added: Dec 25, 2024
Changed: Sep 1
Last Checked: Sep 7 at 6:01AM
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.
This offering consists of two distinct parcels along A1A Beach Boulevard, combining a longtime bar-and-dining operation with a newer brewery facility. The first parcel is home to Jacks Bar-B-Que, described as a local landmark since the 1940s, and includes four detached buildings, a spacious deck, a pool, and multiple bar areas. The second parcel is The Brewery at Jacks Bar-B-Que, built in 2022, and features a fully equipped brewery with a 7 BBL boiler system, a bar overlooking the brewing hall, and an upstairs office space.
Both parcels are positioned about 500 feet from beach access in St. Augustine Beach and are described as having approximately 200 feet of visible frontage along A1A Beach Boulevard. The remarks also note an available 4COP Quota license with 3M & CMBP modifiers, identified as transferable should a buyer choose to redevelop the property.
Both parcels are positioned about 500 feet from beach access in St. Augustine Beach and are described as having approximately 200 feet of visible frontage along A1A Beach Boulevard. The remarks also note an available 4COP Quota license with 3M & CMBP modifiers, identified as transferable should a buyer choose to redevelop the property.
Key Highlights
- Two‑parcel commercial property with frontage along A1A Beach Boulevard in St. Augustine Beach
- Approximately 25,000+ SF (.60 acres) with 200 feet of visible frontage along A1A Beach Boulevard
- Jacks Bar‑B‑Que established in the 1940s with four detached buildings and a spacious deck
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
$302,738
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
3.88%
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%
$6,054,760
$6.1M
Cap Rate 7%
$4,324,829
$4.3M
Cap Rate 9%
$3,363,756
$3.4M
Market Conditions
NOI Build-Up for 25,000 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
$450.0K $18.00/SF
− Vacancy
−$46.4K −$1.85/SF
EGI
$403.7K $16.15/SF
− OpEx
−$100.9K −$4.04/SF
NOI
$302.7K $12.11/SF
Area
St. Johns County, FL
Vacancy
10.30%
Lease Rate
$18.00 /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%
$6,054,760
Cap Rate 7%
$4,324,829
Cap Rate 9%
$3,363,756
Alternative Uses
Best Use
Specialty Retail
$4.32M
$3.78M – $5.05M
NOI $302,738 @ 7.0% cap · market cap 3.88%
Second Best
Industrial
$2.52M
$2.21M – $2.94M
NOI $176,621 @ 7.0% cap · market cap 2.26%
Theoretical Best
Office A
$6.67M
$5.84M – $7.78M
NOI $466,800 @ 7.0% cap · market cap 5.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
422
Businesses Nearby
Explore this area
Business Placement
Demographics for 32080, FL
21,889
Population
16,658
Households
1.3
Avg Household Size
57
Median Age
50%
College-Educated
96%
High-School Grad
15.7 sq mi
ZIP Area
1,394
Density / Sq Mi
$91,201
Median Household Income
$49,302
Median Earnings
$1,631
Median Rent
$497,500
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - Two-parcel property with A1A Beach Boulevard frontage and a brewery built in 2022 with an upstairs office.
Where is this brewery located?
The property is located at 691 A1A Beach Blvd St Augustine, FL.
What is the asking price?
The asking price for this property is $7,800,000.
What are key features of this property?
This property features: Two‑parcel commercial property with frontage along A1A Beach Boulevard in St. Augustine Beach; Approximately 25,000+ SF (.60 acres) with 200 feet of visible frontage along A1A Beach Boulevard; Jacks Bar‑B‑Que established in the 1940s with four detached buildings and a spacious deck
