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Property profile & analytics
FOR SALE
Turn key restaurants
165 Vilano Rd St Augustine, FL 32084
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-9320565
For Sale
1 / 17
$1,700,000
165 Vilano Rd, St Augustine, FL 32084
View Listing →
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,732 SF
Lot
0.37 ac (16,263 SF)
Zoning code
CG
APN
148120 0000
UPID
US18-9320565
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.20M
Blend (final)
Blend
$965k
Owner & transaction history
Fish House Holdings LLC · 4 yrs held
Fish House Holdings LLC
since 2021
Last sale
$950,000
5 recorded transactions
Zoning & alternative use
CG · 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 St Augustine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs St 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
$995,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,300,000
Current use
Blend value · Realmo final
$965k
Range $869k – $1.06M · ±10% · vs last sale $950k (Sep 15 2021)
Last sale anchor
$950k
Sep 15 2021
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
$353 / 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
$10,249
Tax year 2023
Assessed value
$801,641
Assessed 2023
Previous assessed
$771,328
+3.9% YoY
Effective rate
1.28%
On assessed value
Land market value
$569,205
Improvement market value
$232,436
Total market value
$801,641
Applied tax rate
500.0000
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
Turn key restaurants
Use group
RESTAURANT
Status
For Sale
Year built
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
2,732 SF
Lot
0.37 ac (16,263 SF)
Zoning code
CG
APN
148120 0000
UPID
US18-9320565
Jurisdiction
ST JOHNS
Zoning & alternative use
CG · Saint Augustine, FL
Zoning CG · permitted uses
CG · 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 Current
Est. value
$1.3M
RESTAURANT Current
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
1958
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Fish House Holdings LLC
Entity
Mailing address
233 RIVERSHORE LN, SAINT AUGUSTINE, FL 32084-2315
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2021
$950,000
Fish House Holdings LLC
165 Viiano Road LLC
Warranty Deed
$742,500 · 121 Financial Cu
Oct 2, 2017
$640,000
L John Arbizzani
Jcs Investment Properties LLC
Warranty Deed
—
Oct 2, 2017
—
165 Vilano Road LLC
Arbizzani,l John
Warranty Deed
—
Dec 10, 2007
$147,314
Jcs Investment Properties LLC
Barrancotto,james D
Grant Deed
$185,000 · Interbay Funding LLC
Dec 13, 2004
—
Sam J Barrancotto JR.
Barrancotto,cynthia L
Quit Claim Deed
related
—
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.
Try Rey
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