Multi-Tenant Storefront
For Sale
$1,100,000
2570 US HIGHWAY 1 S, St Augustine, FL 32086
Commercial Sale, St. Augustine, FL
Property Size3,920 SF
Lot Size0.56 Acres
Price / SF$280.61
Days on Market969
Property Features for 2570 US HIGHWAY 1 S
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial/Residential/Office
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Parking features
Parking Lot, Carport, Garage
Directions
South on US 1. Across from Walmart.
Subdivision
335-St Augustine South
Standard status
Active
APN
2447300000
Size
3,920 SF
Lot size
0.56 Acres
Taxes and HOA fees
Tax Year
2023
Tax Annual Amount
7490
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1961
Floors in Building
1
Number of units
3
Flooring type
Tile
Building materials
Aluminum Siding, Stucco, Vinyl Siding
Roof type
Shingle
Listing Agency:
EXP REALTY LLC
(888) 883-8509
Listed By:
ASHLEY PIERATT · License #SL3500902
(904) 521-9886
Added: Jan 17, 2024
Changed: Sep 5
Last Checked: Sep 12 at 9:06PM
MLS# 2003980
Copyright © 2026 realMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This multi-tenant storefront property includes four separate income-producing spaces on a 0.56-acre lot. The residential home is currently rented on a yearly basis with a May renewal. Also onsite is a beauty shop offering 8 booth rentals and a gun shop that is currently leased. A separate oversized garage is also available for rental. The property is listed with owner financing availability.
The building is 3,920 SF and was constructed in 1961 with aluminum siding, stucco, and vinyl siding. Flooring is tile, and the roof is shingle. Public water and public sewer are available. Parking includes a carport, garage, and parking lot.
The site offers 100 feet of frontage on US 1 S. Walmart is across the street and AutoZone is next door, supporting visibility for retail-oriented uses.
The building is 3,920 SF and was constructed in 1961 with aluminum siding, stucco, and vinyl siding. Flooring is tile, and the roof is shingle. Public water and public sewer are available. Parking includes a carport, garage, and parking lot.
The site offers 100 feet of frontage on US 1 S. Walmart is across the street and AutoZone is next door, supporting visibility for retail-oriented uses.
Key Highlights
- 4 separate income‑producing spaces on a 0.56‑acre lot
- 100 feet of frontage on US 1 S
- 3,920 SF building built in 1961
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
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Paved road access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-tenant storefront property with public utilities and four separate income-producing spaces on a half-acre lot.
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: 4 separate income‑producing spaces on a 0.56‑acre lot; 100 feet of frontage on US 1 S; 3,920 SF building built in 1961
