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Property profile & analytics
OFF-MARKET
Office buildings
26 Spanish St Saint Augustine, FL 32084-3612
Entity Owned
11-yr Hold
Free & Clear
Property ID
US19-0822304
Property summary
AI-generated overview
This exceptional restaurant opportunity in St. Augustine, Florida, presents a rare chance to acquire a single-tenant, owner-user property. Located on a hard corner intersection at an outparcel site, this property boasts a substantial size ranging from 5,000 to 11,000 square feet, with the capacity to seat over 300 patrons. Currently vacant upon sale, this property is offered significantly below appraised value, making it an attractive investment. The sale includes the real estate only
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,704 SF
Lot
0.07 ac (3,000 SF)
APN
197965 0000
UPID
US19-0822304
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
-
Fred Fox Enterprises Business Management Consultant
-
Karen Peil, Realtor - RE/MAX Market Force Real Estate Agency
-
RE/MAX Market Force Real Estate Agency
-
Valerie Blair, Remax Market Force Real Estate Agency
-
Market Force Commercial Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Xk8 Properties LLC · 11 yrs held
Xk8 Properties LLC
since 2015
4 recorded transactions
Zoning & alternative use
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$6,102
Tax year 2023
Assessed value
$310,787
Assessed 2023
Previous assessed
$284,090
+9.4% YoY
Effective rate
1.96%
On assessed value
Land market value
$210,000
Improvement market value
$100,787
Total market value
$310,787
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
1,704 SF
Lot
0.07 ac (3,000 SF)
APN
197965 0000
UPID
US19-0822304
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
Building & site characteristics
From public records
Year built
1920
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Xk8 Properties LLC
Entity
Free & Clear · 11 yrs held
Mailing address
1 DOLPHIN DR, SAINT AUGUSTINE, FL 32080-4530
Ownership since
2015
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
Apr 21, 2015
$325,000
Xk8 Properties LLC
Fox Fred D
Warranty Deed
—
Feb 4, 2005
$340,000
Fred D Fox
Elkus,david E
Warranty Deed
$230,000 · Prosperity Bank
Mar 26, 2003
$220,000
David E Elkus
Auglink Communications INC
Grant Deed
$185,000 · Bank Of St Augustine
—
—
Auglink Communications INC
—
Deed Of Trust
related
$100,000 · Southtrust Bank 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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