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Property profile & analytics
OFF-MARKET
Estimated value
$16,735,000
Grocery and convenience stores
1010 Ponce De Leon Blvd Saint Augustine, FL 32084-6018
Entity Owned
22-yr Hold
~
Est. High Equity
Property ID
US18-4548446
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
50,077 SF
Lot
6.65 ac (289,543 SF)
APN
128030 0000
UPID
US18-4548446
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Winn-Dixie Grocery & Convenience Store Food Market
-
Blue Rhino Propane Exchange Propane Supplier
-
Primo Water Refill & Exchange Big Box & Wholesale Store
-
Thomas Sullivan Pharmacy
-
Jack Langlois Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$16.74M
Blend (final)
Blend
$16.74M
Owner & transaction history
Gates Of St Johns LLC · 22 yrs held
Gates Of St Johns LLC
since 2004
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$23.9M
+98.6%
Office building
$16.3M
+35.3%
Auto repair, garage
$13.1M
+8.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Saint Augustine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Augustine submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$12,025,000
Current use
RESTAURANT
$23,875,000
Change: +99% · Conversion: Easy
OFFICE BUILDING
$16,270,000
Change: +35% · Conversion: Easy
AUTO REPAIR, GARAGE
$13,090,000
Change: +9% · Conversion: Difficult
MEDICAL BUILDING
$12,790,000
Change: +6% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,730,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$16.74M
Range $15.06M – $18.41M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$334 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$181,090
Tax year 2023
Assessed value
$10,638,100
Assessed 2023
Previous assessed
$8,323,716
+27.8% YoY
Effective rate
1.70%
On assessed value
Land market value
$1,737,318
Improvement market value
$8,900,782
Total market value
$10,638,100
Applied tax rate
452.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
4
Stories
1
Total area
50,077 SF
Lot
6.65 ac (289,543 SF)
APN
128030 0000
UPID
US18-4548446
Jurisdiction
ST JOHNS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$12.0M
RESTAURANT
Est. value
$23.9M
OFFICE BUILDING
Est. value
$16.3M
AUTO REPAIR, GARAGE
Est. value
$13.1M
MEDICAL BUILDING
Est. value
$12.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.7M
RETAIL STORES Current
RESTAURANT
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1979
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Lot
6.65 ac
Current owner
From public records · entity-resolved
Gates Of St Johns LLC
Entity
Mailing address
PO BOX 56678, JACKSONVILLE, FL 32241-6678
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 16, 2006
—
Gates Of St Johns LLC
—
Trustees Deed
related
$1,500,000 · Vystar Cu
Jul 20, 2004
$4,400,000
Gates Of St Johns LLC
St Johns Investors
Grant Deed
related
$3,300,000 · Vystar Cu
Jul 30, 1998
$16,000
Daniel S Mcgauley
Mcgauley,joe & Patricia
Grant Deed
related
$21,963 · Blazer Financial Services
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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