Mixed-Use Property with Office
For Sale
$749,000
740 A1A Beach Boulevard Unit B & D, St Augustine Beach, FL 32080
Two-level configuration combines commercial frontage with a furnished residential unit and off-street parking.
Property Size1,715 SF
Price / SF$436.73
Days on Market142
Property Features for 740 A1A Beach Boulevard Unit B & D
General Information
Standard status
Active
Size
1,715 SF
Property subtype
Commercial Sale / Mixed Use
Amenities
Central Air, Yes
Central, Yes
2
Yes
2.0
1715.0
Stucco
Building Details
Year Built
1999
Units
2
Listing Agency:
PONTE VEDRA CLUB REALTY, INC.
(904) 814-2607
Listed By:
KATHERINE SHEARER · License #3470801
(904) 814-2607
Source:
Compass
Added: Apr 11
Changed: Aug 29
Last Checked: Aug 29 at 9:24PM
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 PONTE VEDRA CLUB REALTY, INC.
Investment Insights
Based on property information with market context.
This mixed-use property, built in 1999, contains approximately 1,715 square feet across commercial and residential components. The first floor provides approximately 900 square feet of office space with frontage along A1A Beach Boulevard, central air, and parking available for business users. The upper level includes a two-bedroom, one-bath apartment with a bright interior and separate parking.
Located east of A1A on A1A Beach Boulevard in St. Augustine Beach, the property sits along the area’s Golden Mile with direct exposure to a heavily traveled beach corridor. The apartment is currently operated as a vacation rental and is being conveyed fully furnished, offering flexibility for continued rental use or private occupancy. Separate parking supports privacy and convenience for apartment guests or residents.
Located east of A1A on A1A Beach Boulevard in St. Augustine Beach, the property sits along the area’s Golden Mile with direct exposure to a heavily traveled beach corridor. The apartment is currently operated as a vacation rental and is being conveyed fully furnished, offering flexibility for continued rental use or private occupancy. Separate parking supports privacy and convenience for apartment guests or residents.
Key Highlights
- Mixed‑use property totaling approximately 1,715 square feet
- Approximately 900 square feet of first‑floor office space
- Upper‑level 2‑bedroom, 1‑bath apartment
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
3.21%
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 3.21%
Second Best
Mixed Use
$312.4K
$273.3K – $364.4K
NOI $21,866 @ 7.0% cap · market cap 2.92%
Theoretical Best
Office A
$457.5K
$400.3K – $533.7K
NOI $32,022 @ 7.0% cap · market cap 4.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
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
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level configuration combines commercial frontage with a furnished residential unit and off-street parking.
Where is this mixed-use property located?
The property is located at 740 A1A Beach Boulevard Unit B & D St Augustine Beach, FL.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: Mixed‑use property totaling approximately 1,715 square feet; Approximately 900 square feet of first‑floor office space; Upper‑level 2‑bedroom, 1‑bath apartment
