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Property profile & analytics
OFF-MARKET
Estimated value
$14,825,000
Assisted living facilities
1101 Plantation Is S Dr Saint Augustine, FL 32080-6191
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US18-5211716
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1999
Construction
WOOD
Total area
37,911 SF
Lot
7.76 ac (338,026 SF)
Zoning code
RG-O
APN
162210 0012
UPID
US18-5211716
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
-
Allegro Senior Living - St. Augustine, FL Nursing Home Retirement Community
-
Apex Health & Rehab Center Medical Clinic
-
Lange Lighting Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.83M
Owner & transaction history
Kapg St Augustine Senior Housing Ll · 6 yrs held
Kapg St Augustine Senior Housing Ll
since 2020
Last sale
$14.8M
7 recorded transactions
Zoning & alternative use
RG-O · Saint Augustine, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$19,495,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$17,430,000
Change: 0% · Conversion: Difficult
COMMERCIAL (GENERAL)
$13,655,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,910,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$9,685,000
Change: 0% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$9,635,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$9,260,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$14.83M
Range $13.34M – $16.31M · ±10% · vs last sale $14.83M (Jan 13 2020)
Last sale anchor
$14.83M
Jan 13 2020
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
$391 / 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
$218,747
Tax year 2023
Assessed value
$10,804,787
Assessed 2023
Previous assessed
$10,214,605
+5.8% YoY
Effective rate
2.02%
On assessed value
Land market value
$1,183,088
Improvement market value
$9,621,699
Total market value
$10,804,787
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1999
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
5
Stories
3
Total area
37,911 SF
Lot
7.76 ac (338,026 SF)
Zoning code
RG-O
APN
162210 0012
UPID
US18-5211716
Jurisdiction
ST JOHNS
Zoning & alternative use
RG-O · Saint Augustine, FL
Zoning RG-O · permitted uses
RG-O · Saint Augustine, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Augustine. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$17.4M
COMMERCIAL (GENERAL)
Est. value
$13.7M
AUTO REPAIR, GARAGE
Est. value
$9.9M
MEDICAL BUILDING
Est. value
$9.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.6M
RETAIL STORES
Est. value
$9.3M
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
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
1999
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
3
Buildings
5
Lot
7.76 ac
Current owner
From public records · entity-resolved
Kapg St Augustine Senior Housing Ll
Individual
Mailing address
1101 PLANTATION IS DR S, SAINT AUGUSTINE, FL 32080-6191
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 18, 2020
—
Kapg St Augustine Senior Hsng
—
Deed
related
$34,800,000 · Capital One NA
Mar 30, 2020
—
Kapg St Augustine Senior Hsng
—
Deed
related
$34,800,000 · Capital One NA
Jan 13, 2020
$14,825,500
Kapg St Augustine Senior Housing Ll
Shp IV Harbour Island LLC
Special Warranty Deed
—
Jan 13, 2020
—
Kapg St Augustine Senior Hsng
—
Deed
related
$281,151,000 · Capital One NA
Sep 28, 2012
—
Shp IV Harbour Island LLC
Allegro At Harbour Island LLC
Quit Claim Deed
related
—
Sep 28, 2012
$2,547,000
Shp IV Harbour Island LLC
Allegro At Harbour Island LLC
Grant Deed
—
Dec 21, 2004
$851,800
St Augustine Senior Hsng LLC
Allegro Senior Housing LLC
Grant Deed
—
Dec 21, 2004
$1,338,400
St Augustine Senior Hsng LLC
Allegro Senior Housing LLC
Grant Deed
—
—
—
Kapg St Augustine Senior Hsng
—
Loan Modification
related
$281,151,000 · Capital One NA
—
—
Kapg St Augustine Senior Hsng
—
Loan Modification
related
$34,800,000 · Capital One NA
—
—
Allegro Senior Housing LLC
—
Deed Of Trust
related
$8,000,000 · Gmac Commercial Mortgage Bank
—
—
Kapg St Augustine Senior Hsng
—
Loan Modification
related
$34,800,000 · Capital One NA
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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