Office-and-Apartment
For Sale
$649,000
55 S DIXIE Highway, St Augustine, FL 32084
Residential Income, St. Augustine, FL
Property Size1,920 SF
Lot Size0.13 Acres
Price / SF$338.02
Days on Market193
Property Features for 55 S DIXIE Highway
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Commercial
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1, Bedroom 1, Bedroom 2
Parking features
Off Street
Appliances
Dishwasher, Electric Range, Refrigerator, Washer/Dryer Stacked
Subdivision
Andalucia Park
Lot features
Cleared
Directions
From SR 207 head north on S Dixie Hwy 55 is on the right just past Aviles Dr
Standard status
Active
APN
1272800000
Size
1,920 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4248
Utilities
Utilities
Cable Available
Heating system
Electric (Heating)
Water source
Public
Building Details
Year built
1925
Floors in Building
2
Number of units
2
Building materials
Fiber Cement
Roof type
Membrane
Listing Agency:
ENDLESS SUMMER REALTY
(904) 461-8878
Listed By:
GREGORY MCCARTHY · License #3302799
(904) 860-9827
Added: Mar 1
Changed: Sep 2
Last Checked: Sep 10 at 1:06PM
MLS# 2132516
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 1,920-square-foot duplex sits on 0.13 acres at 55 S Dixie Highway in St. Augustine. Constructed in 1925, the property has undergone extensive updates, including a new membrane roof, windows, electrical, plumbing, and fiber-cement siding. Public water, cable availability, electric heating, and off-street parking are also in place.
The first floor is leased for office use through October 2026. A furnished two-bedroom apartment occupies the upper level and operates as a vacation rental, recording nearly 250 booked nights annually. The address is within easy reach of St. Augustine’s historic district, dining, and local attractions.
The first floor is leased for office use through October 2026. A furnished two-bedroom apartment occupies the upper level and operates as a vacation rental, recording nearly 250 booked nights annually. The address is within easy reach of St. Augustine’s historic district, dining, and local attractions.
Key Highlights
- 1,920 SF duplex on 0.13 acres at 55 S Dixie Highway, St. Augustine, FL 32084
- First‑floor office lease runs through October 2026
- Furnished two‑bedroom apartment operates as a vacation rental
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
$26,888
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
4.14%
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%
$537,760
$537.8K
Cap Rate 7%
$384,114
$384.1K
Cap Rate 9%
$298,756
$298.8K
Market Conditions
NOI Build-Up for 1,920 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
$46.1K $24.00/SF
− Vacancy
−$10.2K −$5.33/SF
EGI
$35.9K $18.67/SF
− OpEx
−$9.0K −$4.67/SF
NOI
$26.9K $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%
$537,760
Cap Rate 7%
$384,114
Cap Rate 9%
$298,756
Alternative Uses
Best Use
Office B
$384.1K
$336.1K – $448.1K
NOI $26,888 @ 7.0% cap · market cap 4.14%
Second Best
Mixed Use
$349.7K
$306.0K – $408.0K
NOI $24,480 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$512.1K
$448.1K – $597.5K
NOI $35,850 @ 7.0% cap · market cap 5.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
991
Businesses Nearby
Explore this area
Business Placement
Demographics for 32084, FL
34,526
Population
17,839
Households
1.9
Avg Household Size
45
Median Age
32%
College-Educated
91%
High-School Grad
45.1 sq mi
ZIP Area
766
Density / Sq Mi
$72,965
Median Household Income
$38,611
Median Earnings
$1,534
Median Rent
$295,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level configuration pairs leased office space with a furnished vacation-rental apartment.
Where is this duplex located?
The property is located at 55 S DIXIE Highway St Augustine, FL.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 1,920 SF duplex on 0.13 acres at 55 S Dixie Highway, St. Augustine, FL 32084; First‑floor office lease runs through October 2026; Furnished two‑bedroom apartment operates as a vacation rental
