Mixed-Use Property with
New
For Sale
$845,000
740 A1A BEACH Boulevard, St Augustine Beach, FL 32080
Commercial Sale, St. Augustine Beach, FL
Property Size1,715 SF
Price / SF$492.71
Days on Market3
Property Features for 740 A1A BEACH Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking features
Parking Lot
Directions
From SR312 East, Turn onto A1A Beach Blvd, located between C and D Street, #740
Subdivision
331-St Augustine Beach
Standard status
Active
APN
170410-0010
Size
1,715 SF
Utilities
Heating system
Central
Cooling system
Multi Units, Central Air
Building Details
Year built
1999
Floors in Building
2
Number of units
2
Building materials
Stucco
Listing Agency:
PONTE VEDRA CLUB REALTY, INC.
(904) 285-6927
Listed By:
KATHERINE SHEARER · License #3470801
(904) 814-2607
Added: Sep 17
Last Checked: Sep 19 at 4:06PM
MLS# 2165238
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.
The south side of this mixed-use building provides a commercial and residential configuration across two levels. The first floor contains approximately 800 square feet of office space with frontage along A1A Beach Blvd. The upper level includes a 2-bedroom, 1-bath apartment measuring 1,000 square feet, currently operating as a vacation rental and offered fully furnished.
Positioned east of A1A on A1A Beach Blvd in St. Augustine Beach, the property includes off-street parking for the commercial component and separate parking for the apartment. The building was constructed in 1999 with stucco construction, central heating, and central air conditioning.
Positioned east of A1A on A1A Beach Blvd in St. Augustine Beach, the property includes off-street parking for the commercial component and separate parking for the apartment. The building was constructed in 1999 with stucco construction, central heating, and central air conditioning.
Key Highlights
- Approximately 800 square feet of first‑floor office space
- 1,000 SF upstairs apartment with 2 bedrooms and 1 bath
- Apartment is currently operating 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
$24,017
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
2.84%
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%
$480,340
$480.3K
Cap Rate 7%
$343,100
$343.1K
Cap Rate 9%
$266,856
$266.9K
Market Conditions
NOI Build-Up for 1,715 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
$41.2K $24.00/SF
− Vacancy
−$9.1K −$5.33/SF
EGI
$32.0K $18.67/SF
− OpEx
−$8.0K −$4.67/SF
NOI
$24.0K $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%
$480,340
Cap Rate 7%
$343,100
Cap Rate 9%
$266,856
Alternative Uses
Best Use
Office B
$343.1K
$300.2K – $400.3K
NOI $24,017 @ 7.0% cap · market cap 2.84%
Second Best
Mixed Use
$312.4K
$273.3K – $364.4K
NOI $21,866 @ 7.0% cap · market cap 2.59%
Theoretical Best
Office A
$457.5K
$400.3K – $533.7K
NOI $32,022 @ 7.0% cap · market cap 3.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
379
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
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
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level configuration combines office space with a furnished residential unit and separate parking areas.
Where is this mixed-use property located?
The property is located at 740 A1A BEACH Boulevard St Augustine Beach, FL.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: Approximately 800 square feet of first‑floor office space; 1,000 SF upstairs apartment with 2 bedrooms and 1 bath; Apartment is currently operating as a vacation rental
