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Property profile & analytics
OFF-MARKET
Estimated value
$505,000
Office buildings
450 State Rd 16, Saint Augustine, FL 32084-1953
Trust Owned
7-yr Hold
~
Est. High Equity
Property ID
US18-4324626
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
1,886 SF
Lot
0.49 ac (21,344 SF)
Zoning code
CI
APN
088820 0020
UPID
US18-4324626
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
$506k
Blend (final)
Blend
$505k
Owner & transaction history
Neligan Land Trust No 8 · 7 yrs held
Neligan Land Trust No 8
since 2019
7 recorded transactions
Zoning & alternative use
CI · Saint Augustine, 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 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
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
OFFICE BUILDING
$615,000
Current use
AUTO REPAIR, GARAGE
$495,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$505k
Range $455k – $556k · ±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
$268 / 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
$3,819
Tax year 2023
Assessed value
$335,042
Assessed 2023
Previous assessed
$248,337
+34.9% YoY
Effective rate
1.14%
On assessed value
Land market value
$202,768
Improvement market value
$132,274
Total market value
$335,042
Applied tax rate
450.0000
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
WINDOW A/C
Stories
1
Total area
1,886 SF
Lot
0.49 ac (21,344 SF)
Zoning code
CI
APN
088820 0020
UPID
US18-4324626
Jurisdiction
ST JOHNS
Zoning & alternative use
CI · Saint Augustine, FL
Zoning CI · permitted uses
CI · Saint Augustine, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Augustine. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$615,000
AUTO REPAIR, GARAGE
Est. value
$495,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
1940
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
Neligan Land Trust No 8
Trust
Mailing address
137 OAK AVE, SAINT AUGUSTINE, FL 32084-2345
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 19, 2019
$100
Neligan Land Trust No 8
Neligan,brian
Warranty Deed
related
—
Feb 11, 2014
$150,000
Demetrios Poyatzis
Zawawi,loren E
Warranty Deed
$120,000 · Reunion Bk/fl
Jul 27, 2011
$125,000
Loren E Zawawi
Putnam St Bk
Grant Deed
—
Jul 21, 2011
$150,000
Putnam St. Bk
Landers,thomas H
Warranty Deed
—
—
—
Thomas H Landers
—
Deed Of Trust
related
$150,000 · Putnam State Bank
—
—
Thomas H Landers
—
Deed Of Trust
related
$200,000 · Putnam State Bank
—
—
Demetrios Poyatzis
—
Deed Of Trust
related
$50,000 · Reunion Bk/fl
—
—
Thomas H Landers
—
Deed Of Trust
related
$100,000 · Prosperity Bank
—
—
Thomas H Landers
—
Deed Of Trust
related
$12,000 · Prosperity Bank
—
—
Thomas H Landers
—
Deed Of Trust
related
$20,510 · Putnam State 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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