Versatile Building on
For Sale
$850,000
2706 Old Moultrie Road, St Augustine, FL 32086
2.18 Upland Acres with 2,276 SF Building.
Property Size2,276 SF
Lot Size2.18 Acres
Price / SF$373.46
Days on Market399
Property Features for 2706 Old Moultrie Road
General Information
Standard status
Active
Size
2,276 SF
Lot size
2.18 Acres
Property subtype
Commercial Sale / Mixed Use
Taxes and HOA fees
Annual Taxes
$7,575
Amenities
Central Air
0.0
2276.0
Measured
Building Details
Year Built
1977
Listing Agency:
COLDWELL BANKER COMMERCIAL PREMIER PROPERTIES
Listed By:
Eric Maimo · License #3254822
(904) 537-6443
Source:
Compass
Added: Aug 6, 2025
Changed: Sep 8
Last Checked: Jul 16 at 7:14AM
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 COLDWELL BANKER COMMERCIAL PREMIER PROPERTIES
Investment Insights
Based on property information with market context.
This property presents a versatile opportunity suitable for multiple uses, including medical or professional offices, veterinary clinics, day care centers, senior care facilities, retail spaces, churches, or restaurants. It could also serve as a personal compound. The existing 2,276 square foot standalone building is in excellent condition and ready for immediate occupancy by a business or family. The 3.97-acre parcel includes 2.18 acres of uplands, allowing for additional construction or outdoor space. Recent improvements include a new roof.
Key Highlights
- 2.18 Acres of Uplands on a 3.97 Acre Parcel allows for expansion or outdoor space.
- Existing 2,276 SF standalone building is in excellent condition.
- Multiple uses possible: medical office, professional office, veterinary office, day care, senior care, retail, churches, restaurant, or residential.
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
$31,873
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
3.75%
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%
$637,460
$637.5K
Cap Rate 7%
$455,329
$455.3K
Cap Rate 9%
$354,144
$354.1K
Market Conditions
NOI Build-Up for 2,276 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
$54.6K $24.00/SF
− Vacancy
−$12.1K −$5.33/SF
EGI
$42.5K $18.67/SF
− OpEx
−$10.6K −$4.67/SF
NOI
$31.9K $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%
$637,460
Cap Rate 7%
$455,329
Cap Rate 9%
$354,144
Alternative Uses
Best Use
Office B
$455.3K
$398.4K – $531.2K
NOI $31,873 @ 7.0% cap · market cap 3.75%
Second Best
Healthcare Medical
$432.6K
$378.6K – $504.7K
NOI $30,284 @ 7.0% cap · market cap 3.56%
Theoretical Best
Office A
$607.1K
$531.2K – $708.3K
NOI $42,497 @ 7.0% cap · market cap 5.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
664
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Office space - 2.18 Upland Acres with 2,276 SF Building.
Where is this office space located?
The property is located at 2706 Old Moultrie Road St Augustine, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 2.18 Acres of Uplands on a 3.97 Acre Parcel allows for expansion or outdoor space.; Existing 2,276 SF standalone building is in excellent condition.; Multiple uses possible: medical office, professional office, veterinary office, day care, senior care, retail, churches, restaurant, or residential.
