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Property profile & analytics
OFF-MARKET
Estimated value
$3,000,000
Retail properties & Spaces
4280 Race Trak Rd Saint Johns, FL 32259
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US18-7523453
Property profile
Verified
Property type
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Year built
1992
Lot
10.63 ac (463,043 SF)
Zoning code
OR
APN
005750 0010
UPID
US18-7523453
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
by Request
Blend (final)
Blend
$3.00M
Owner & transaction history
Investince LLC
Investince LLC
since 2025
Last sale
$3.0M
4 recorded transactions
Zoning & alternative use
OR · Saint Johns, 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 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
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
Assessed value
$737,574
Assessed 2023
Previous assessed
$680,250
+8.4% YoY
Land market value
$644,105
Improvement market value
$93,469
Total market value
$737,574
Applied tax rate
300.0000
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
Retail properties & Spaces
Use group
NURSERY, GREENHOUSE, FLORIST
Status
Off-Market
Year built
1992
Heating
NONE
Buildings
2
Lot
10.63 ac (463,043 SF)
Zoning code
OR
APN
005750 0010
UPID
US18-7523453
Jurisdiction
ST JOHNS
Zoning & alternative use
OR · Saint Johns, FL
Zoning OR · permitted uses
OR · 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.
Building & site characteristics
From public records
Year built
1992
Heating
NONE
Buildings
2
Lot
10.63 ac
Current owner
From public records · entity-resolved
Investince LLC
Entity
Mailing address
6126 US HWY 1ST N, SAINT AUGUSTINE, FL 32095-8009
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2025
$3,000,000
Investince LLC
Race Track Road Partners LLC
Warranty Deed
$2,100,000 · Tc Federal Bank
Sep 7, 2006
$922,100
Sj Timber LLC
RT Timber INC
Warranty Deed
—
Sep 7, 2006
—
Sj Timber LLC
RT Timber INC
Grant Deed
related
—
May 18, 2001
$13,000
St Johns County (fl)
R T Timber INC
Grant Deed
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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