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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Turn key restaurants
26 Toques Pl Saint Augustine, FL 32084-3613
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-3525099
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1925
Construction
WOOD
Total area
2,161 SF
Lot
0.11 ac (4,630 SF)
APN
196660 0070
UPID
US18-3525099
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
$895k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.07M
Owner & transaction history
Blue Carriage House LLC · 1 yrs held
Blue Carriage House LLC
since 2025
6 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
Method
Estimation
Statistic approach
$895,000
ML approach
$895,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,030,000
Current use
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±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
$493 / 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
$9,635
Tax year 2023
Assessed value
$823,031
Assessed 2023
Previous assessed
$823,031
+0.0% YoY
Effective rate
1.17%
On assessed value
Land market value
$694,500
Improvement market value
$128,531
Total market value
$823,031
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
2,161 SF
Lot
0.11 ac (4,630 SF)
APN
196660 0070
UPID
US18-3525099
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
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT Current
Est. value
$1.0M
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
1925
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.11 ac
Current owner
From public records · entity-resolved
Blue Carriage House LLC
Entity
Mailing address
12472 LK UNDERHILL RD #252, ORLANDO, FL 32828-7144
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 24, 2025
—
Blue Carriage House LLC
Richard G Amos JR
Warranty Deed
$2,200,000 · Gregory Joseph Behl Etux
Sep 16, 2024
—
Partners Team One LLC
Partners Team One LLC
Intrafamily Transfer
related
$400,000 · Equity Alliance Group LLC
Mar 31, 2023
—
Partners Team One LLC
Partners Team One LLC
Intrafamily Transfer
related
—
Feb 16, 2023
$895,000
Partners Team One LLC
26 Toques Place LLC
Warranty Deed
—
Sep 14, 2021
$400,000
26 Toques Place LLC
Oasis Equity Holdings LLC
Warranty Deed
$650,000 · Groundfloor Real Estate 1 LLC
Aug 4, 2020
$325,550
Oasis Equity Holdings LLC
Patricia Barthel
Warranty Deed
$400,000 · Silbar Adam & Debra F/tr (pt)
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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