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    St. Augustine Commercial Building For Sale Title is generated by Realmo AI

    26 SANCHEZ Avenue, St Augustine, FL 32084

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    Commercial building near downtown St. Augustine, currently operating as med-spa.

    Type:Office
    Added:
    Jul 6, 2024
    Days on Market:
    693
    Last Refresh:
    May 12 at 8:32 pm

    Property Features for 26 SANCHEZ Avenue

    General Information

    Standard status
    Active
    Property subtype
    Office

    Building Details

    Year Built
    1925

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    Listing Contact
    ISAAC GREEN

    Listing agent ISAAC GREEN

    Listing office 97 PARK LLC

    Listing date Jul 6, 2024

    Source Crexi

    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 97 PARK LLC

    HighLights

    • High‑visibility location on US1 with 17,000 daily car traffic.
    • CM‑2 zoning allows for a wide variety of commercial uses.
    • Professionally renovated in 2020 including ADA compliance and updated systems.
    • Three to four dedicated office/workspace layout.
    • Ample parking with approximately 8 spots.
    • Historic charm with original pine floors and plantation‑style patio.

    Overview

    This commercial building, currently operating as a med-spa, is located close to downtown St. Augustine and benefits from high visibility with approximately 17,000 cars passing by daily. The property features a layout with three or potentially four dedicated office or workspaces. The building, a converted home, is situated in St. Augustine's CM-2 zoning, which allows for a wide variety of uses. The space retains historic St. Augustine aesthetics, including original pine floors and a plantation-style patio shaded by oak trees. The building was professionally renovated in 2020, including the addition of a 220v breaker, an ADA-compliant ramp and bathroom, relocation and replacement of the A/C unit to the attic, and cosmetic and structural updates. The property includes approximately 8 parking spots.
    Property Profile Location Intelligence

    Current Use by Public Records

    Fountain of Youth Spa Spa & Massage Center Fountain of Youth Longevity ... Women'S Health Clinic

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Dental Office Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Antigua Veterinary Practice — 195 San Marco Ave, St. Augustine, FL 32084
    • Yselonia John DVM — 195 San Marco Ave, St. Augustine, FL 32084
    • Searcy K Eric DVM — 195 San Marco Ave, St. Augustine, FL 32084

    Location Insight

    • Map
    • Local Demand
    City
    St Augustine
    County
    St. Johns
    State
    Florida
    Longitude
    -81.3208923
    Latitude
    29.9062043

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    FAQs

    What type of property is this?
    Medical Office Space - Commercial building near downtown St. Augustine, currently operating as med-spa.
    Where is this medical office space located?
    The property is located at 26 SANCHEZ Avenue St Augustine, FL.
    What is the asking price?
    The asking price for this property is $659,000.
    What are key features of this property?
    This property features: High‑visibility location on US1 with 17,000 daily car traffic.; CM‑2 zoning allows for a wide variety of commercial uses.; Professionally renovated in 2020 including ADA compliance and updated systems.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    ISAAC GREEN
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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