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Property profile & analytics
OFF-MARKET
Estimated value
$915,000
Retail space
2385 Beaver St 1 Jacksonville, FL 32209-7406
Individually Owned
~
Est. High Equity
Property ID
US19-0456846
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,849 SF
Lot
0.22 ac (9,721 SF)
Zoning code
CCG-2
APN
056201-0000
UPID
US19-0456846
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
$1.02M
Comparable Approach
Comparable
$989k
Blend (final)
Blend
$915k
Owner & transaction history
Sameer Kandah
Sameer Kandah
since 2025
4 recorded transactions
Zoning & alternative use
CCG-2 · Jacksonville, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.5M
+39.4%
Medical building
$1.3M
+26.2%
Auto repair, garage
$1.2M
+17.8%
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 Jacksonville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Jacksonville 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%
$1,100,000
6.5%
$1,015,000
7%
$945,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,060,000
Current use
COMMERCIAL (GENERAL)
$1,475,000
Change: +39% · Conversion: Easy
MEDICAL BUILDING
$1,335,000
Change: +26% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,245,000
Change: +18% · Conversion: Difficult
OFFICE BUILDING
$1,135,000
Change: +7% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$965,000
Change: -9% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$940,000
Change: -11% · Conversion: Moderate
Blend value · Realmo final
$915k
Range $824k – $1.01M · ±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
$156 / 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
$4,075
Tax year 2023
Assessed value
$235,600
Assessed 2023
Previous assessed
$218,900
+7.6% YoY
Effective rate
1.73%
On assessed value
Assessed land
$38,439
Assessed improvement
$197,161
Land market value
$38,439
Improvement market value
$197,161
Total market value
$235,600
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Units
2
Rooms
2
Total area
5,849 SF
Lot
0.22 ac (9,721 SF)
Zoning code
CCG-2
APN
056201-0000
UPID
US19-0456846
Jurisdiction
DUVAL
Zoning & alternative use
CCG-2 · Jacksonville, FL
Zoning CCG-2 · permitted uses
CCG-2 · Jacksonville, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Jacksonville. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.1M
COMMERCIAL (GENERAL)
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
OFFICE BUILDING
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$965,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$940,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
MEDICAL BUILDING
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1949
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Units
2
Rooms
2
Lot
0.22 ac
Current owner
From public records · entity-resolved
Sameer Kandah
Individual
Mailing address
8919 BLAINE MDWS DR, JACKSONVILLE, FL 32257-1718
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 24, 2025
—
Sameer Kandah
Jacobson Fish Market & Restaurant I
Warranty Deed
—
Mar 6, 2007
$75,000
Fish Market Jacobson
Dorsey,johnnie E SR & Colleen
Warranty Deed
$12,912 · Johnnie E SR & Colleen Dorsey
Oct 24, 2001
$60,000
Johnnie E Dorsey
Stokes,michael H & Kathy K
Grant Deed
$50,000 · Michael H & Kathy K Stokes
—
—
Fish Market Jacobson
—
Deed Of Trust
related
$150,000 · Compass 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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