Mixed-Use Property with
For Sale
$1,100,000
2570 Us Highway 1 S, St Augustine, FL 32086
Multiple revenue-generating components include a residence, beauty shop, leased gun shop, and oversized garage.
Property Size3,920 SF
Lot Size0.56 Acres
Price / SF$280.61
Days on Market438
Property Features for 2570 Us Highway 1 S
General Information
Standard status
Active
Size
3,920 SF
Lot size
0.56 Acres
Property subtype
Commercial
Building Details
Year Built
1961
Tenancy
Multi
Listing Agency:
EXP REALTY LLC
Listed By:
ASHLEY PIERATT · License #SL3500902
(904) 521-9886
Source:
Myfirstcoasthomesearch
Added: Jun 22, 2025
Changed: Sep 1
Last Checked: Sep 1 at 8:05PM
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 EXP REALTY LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines residential and commercial components on a 0.56-acre lot. The improvements include a residential home rented on a yearly basis, a beauty shop with 8 booth rentals, a leased gun shop, and a separate oversized garage that can also be rented. The property was built in 1961.
The site provides 100 feet of frontage along US 1 S in St. Augustine. Walmart is across the street, while AutoZone is next door, placing the property among established commercial uses. The combination of existing rentals, leased space, and additional garage area creates four distinct components within one property.
The site provides 100 feet of frontage along US 1 S in St. Augustine. Walmart is across the street, while AutoZone is next door, placing the property among established commercial uses. The combination of existing rentals, leased space, and additional garage area creates four distinct components within one property.
Key Highlights
- 0.56‑acre mixed‑use property with 100 feet of frontage on US 1 S
- Residential home currently rented yearly, with May renewal
- Beauty shop configured for 8 booth rentals
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
$49,980
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
4.54%
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%
$999,600
$999.6K
Cap Rate 7%
$714,000
$714.0K
Cap Rate 9%
$555,333
$555.3K
Market Conditions
NOI Build-Up for 3,920 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
$94.1K $24.00/SF
− Vacancy
−$14.1K −$3.60/SF
EGI
$80.0K $20.40/SF
− OpEx
−$30.0K −$7.65/SF
NOI
$50.0K $12.75/SF
Area
St. Johns County, FL
Vacancy
15.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$999,600
Cap Rate 7%
$714,000
Cap Rate 9%
$555,333
Alternative Uses
Best Use
Mixed Use
$714.0K
$624.8K – $833.0K
NOI $49,980 @ 7.0% cap · market cap 4.54%
Second Best
Retail
$632.9K
$553.8K – $738.4K
NOI $44,305 @ 7.0% cap · market cap 4.03%
Theoretical Best
Office A
$1.05M
$914.9K – $1.22M
NOI $73,194 @ 7.0% cap · market cap 6.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
628
Businesses Nearby
231k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 48%
Shops & Services 38%
Dining 12%
Home Improvements & Furnishings 2%
Walmart
Superstores
111,207 visits/mo
0.5 miles
Wawa
Shops & Services
39,428 visits/mo
0.1 miles
McDonald's
Dining
27,469 visits/mo
0.3 miles
Speedway
Shops & Services
14,988 visits/mo
0.1 miles
BP
Shops & Services
12,320 visits/mo
0.2 miles
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 Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multiple revenue-generating components include a residence, beauty shop, leased gun shop, and oversized garage.
Where is this mixed-use property located?
The property is located at 2570 Us Highway 1 S St Augustine, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 0.56‑acre mixed‑use property with 100 feet of frontage on US 1 S; Residential home currently rented yearly, with May renewal; Beauty shop configured for 8 booth rentals
