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Property profile & analytics
OFF-MARKET
Estimated value
$1,605,000
Day care centers
180 Gtwy Cir Saint Johns, FL 32259-4003
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US18-1960109
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
2005
Construction
WOOD
Total area
10,118 SF
Lot
1.52 ac (66,211 SF)
Zoning code
PUD
APN
026341 0300
UPID
US18-1960109
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
-
Primrose School at St. John's Forest Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.91M
Blend (final)
Blend
$1.61M
Owner & transaction history
Guesa School LLC · 9 yrs held
Guesa School LLC
since 2016
7 recorded transactions
Zoning & alternative use
PUD · Saint Johns, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.6M
+78.8%
Medical building
$2.3M
+61.9%
Auto repair, garage
$2.2M
+51.1%
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 Johns submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Johns 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
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$1,430,000
Current use
COMMERCIAL (GENERAL)
$2,550,000
Change: +79% · Conversion: Difficult
MEDICAL BUILDING
$2,310,000
Change: +62% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,160,000
Change: +51% · Conversion: Difficult
OFFICE BUILDING
$1,965,000
Change: +38% · Conversion: Difficult
RETAIL STORES
$1,830,000
Change: +28% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$1,670,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$1.61M
Range $1.44M – $1.77M · ±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
$159 / 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
$2,568
Tax year 2023
Assessed value
$2,518,126
Assessed 2023
Previous assessed
$1,889,974
+33.2% YoY
Effective rate
0.10%
On assessed value
Land market value
$1,125,590
Improvement market value
$1,392,536
Total market value
$2,518,126
Applied tax rate
304.0000
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
2005
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
10,118 SF
Lot
1.52 ac (66,211 SF)
Zoning code
PUD
APN
026341 0300
UPID
US18-1960109
Jurisdiction
ST JOHNS
Zoning & alternative use
PUD · Saint Johns, FL
Zoning PUD · permitted uses
PUD · Saint Johns, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Johns. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.7M
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
2005
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.52 ac
Current owner
From public records · entity-resolved
Guesa School LLC
Entity
Mailing address
3016 TOWER OAKS DR, ORANGE PARK, FL 32065-2543
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 25, 2016
$4,100,000
Guesa School LLC
Ksm School II LLC
Special Warranty Deed
$1,654,760 · Regions Bank
Feb 26, 2010
$2,360,000
Ksm School Property LLC
3 Bears Properties INC
Grant Deed
$1,033,963 · Regions Bank
Aug 12, 2004
$425,000
3 Bears Properties INC
Gateway-pinpoint LLC
Grant Deed
—
—
—
3 Bears Properties INC
—
Deed Of Trust
related
$857,000 · Bank Of America
—
—
3 Bears Properties INC
—
Deed Of Trust
related
$1,081,000 · Bank Of America
—
—
Primrose Sch Of St Johns Forest
—
Deed Of Trust
related
$100,000 · Primrose Sch Franchising Co
—
—
Ksm School Property LLC
—
Deed Of Trust
related
$837,000 · Regions Bank
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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