Two-Story Duplex with
For Sale
$595,000
26 Ponce De Leon Avenue, St Augustine, FL 32080
Concrete duplex with separate entrances, a fenced yard, and a landscaped courtyard suited to residential income use.
Property Size2,162 SF
Price / SF$275.21
Days on Market924
Property Features for 26 Ponce De Leon Avenue
General Information
Standard status
Active
Size
2,162 SF
Property subtype
Multifamily / Duplex
Zoning
RS-2
Units
Unit Mix
1 x 3BR/2BA, 1 x 2BR/1BA
Multifamily Units
2
Amenities
gated courtyard
tropical courtyard
fenced yard
No
Ceiling Fan, Dishwasher, Fireplace, Range, Refrigerator
Building Details
Year Built
1945
Buildings
1
Stories
2
Units
2
Construction
concrete
Listing Agency:
Keller Williams Realty Atlantic Partners St Augustine
(904) 867-3242
Listed By:
Noah Bailey · License #BK3081415
(904) 867-3242
Source:
Compass
Added: Feb 19, 2024
Changed: Aug 30
Last Checked: Aug 31 at 12:30AM
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 Keller Williams Realty Atlantic Partners St Augustine
Investment Insights
Based on property information with market context.
Built in 1945, this two-story concrete duplex contains 2,162 square feet and is configured for separate residential use. The upper residence includes 3 bedrooms and 2 bathrooms, while the lower unit has 2 bedrooms and 1 bathroom, along with its own private entrance. A gated courtyard, fenced yard, planters, patio area, and fireplace add functional outdoor and interior features. The property also includes a range, refrigerator, dishwasher, and ceiling fans.
The home is located at 26 Ponce De Leon Avenue in St. Augustine, near the St. Augustine Lighthouse and Salt Run estuary. Local shops, coffee houses, dining options, and Historic Downtown St. Augustine are also identified in the surrounding area. RS-2 zoning and the existing duplex layout support consideration for investment ownership or multigenerational residential use.
The home is located at 26 Ponce De Leon Avenue in St. Augustine, near the St. Augustine Lighthouse and Salt Run estuary. Local shops, coffee houses, dining options, and Historic Downtown St. Augustine are also identified in the surrounding area. RS-2 zoning and the existing duplex layout support consideration for investment ownership or multigenerational residential use.
Key Highlights
- 2,162‑square‑foot concrete duplex built in 1945
- Upper unit has 3 bedrooms and 2 bathrooms
- Lower unit includes 2 bedrooms, 1 bathroom, and a private entrance
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
$19,158
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
3.22%
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%
$383,160
$383.2K
Cap Rate 7%
$273,686
$273.7K
Cap Rate 9%
$212,867
$212.9K
Market Conditions
NOI Build-Up for 2,162 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
$30.6K $14.16/SF
− Vacancy
−$3.2K −$1.50/SF
EGI
$27.4K $12.66/SF
− OpEx
−$8.2K −$3.80/SF
NOI
$19.2K $8.86/SF
Area
St. Johns County, FL
Vacancy
10.60%
Lease Rate
$14.16 /SF/Yr
Expense Ratio
30.00%
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%
$383,160
Cap Rate 7%
$273,686
Cap Rate 9%
$212,867
Alternative Uses
Best Use
Multifamily LT 5
$273.7K
$239.5K – $319.3K
NOI $19,158 @ 7.0% cap · market cap 3.22%
Second Best
Apartment 5plus
$241.4K
$211.2K – $281.6K
NOI $16,898 @ 7.0% cap · market cap 2.84%
Theoretical Best
Office A
$576.7K
$504.6K – $672.8K
NOI $40,369 @ 7.0% cap · market cap 6.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
369
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Concrete duplex with separate entrances, a fenced yard, and a landscaped courtyard suited to residential income use.
Where is this duplex located?
The property is located at 26 Ponce De Leon Avenue St Augustine, FL.
What is the asking price?
The asking price for this property is $595,000.
What are key features of this property?
This property features: 2,162‑square‑foot concrete duplex built in 1945; Upper unit has 3 bedrooms and 2 bathrooms; Lower unit includes 2 bedrooms, 1 bathroom, and a private entrance
