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Property profile & analytics
OFF-MARKET
Estimated value
$5,145,000
Hotels
7605 1st S Saint Augustine, FL 32080-8206
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US18-4232780
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
16,053 SF
Lot
1.44 ac (62,683 SF)
Zoning code
CHT/R3
APN
185550 0280
UPID
US18-4232780
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
$3.94M
Blend (final)
Blend
$5.15M
Owner & transaction history
Mai Pham · 4 yrs held
Mai Pham
since 2022
Last sale
$6.3M
7 recorded transactions
Zoning & alternative use
CHT/R3 · Saint Augustine, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.4M
+30.4%
Commercial (general)
$5.9M
+3.6%
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
$5,245,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$5,660,000
Current use
RESTAURANT
$7,380,000
Change: +30% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,865,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$5.15M
Range $4.63M – $5.66M · ±10% · vs last sale $6.30M (Jun 3 2022)
Last sale anchor
$6.30M
Jun 3 2022
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
$321 / 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
$44,065
Tax year 2023
Assessed value
$3,494,594
Assessed 2023
Previous assessed
$1,596,110
+118.9% YoY
Effective rate
1.26%
On assessed value
Land market value
$1,379,400
Improvement market value
$2,615,194
Total market value
$3,994,594
Applied tax rate
600.0000
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
3
Bathrooms
15
Total area
16,053 SF
Lot
1.44 ac (62,683 SF)
Zoning code
CHT/R3
APN
185550 0280
UPID
US18-4232780
Jurisdiction
ST JOHNS
Zoning & alternative use
CHT/R3 · Saint Augustine, FL
Zoning CHT/R3 · permitted uses
CHT/R3 · 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
HOTEL/MOTEL Current
Est. value
$5.7M
RESTAURANT
Est. value
$7.4M
COMMERCIAL (GENERAL)
Est. value
$5.9M
HOTEL/MOTEL Current
RESTAURANT
COMMERCIAL (GENERAL)
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
2002
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
3
Bathrooms
15
Lot
1.44 ac
Current owner
From public records · entity-resolved
Mai Pham
Individual
Mailing address
7605 1ST S, SAINT AUGUSTINE, FL 32080-8206
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 3, 2022
$6,300,000
Mai Pham
Ocean Romance LLC
Special Warranty Deed
$3,200,000 · Ocean Romance LLC
Apr 15, 2011
$355,000
Ocean Romance LLC
Eastern Svgs Bk Fsb
Grant Deed
—
Nov 22, 2010
$1,375,000
Ocean Romance LLC
Malco Real Estate INC
Warranty Deed
—
Mar 25, 2010
—
Malco Real Estate INC
Channel Marker 71 Coc
Trustees Deed
related
—
Oct 24, 2007
—
Marker 71 Barrier Is I Channel
—
Trustees Deed
related
$40,000 · Edwin K Martin
May 5, 1999
$125,000
Warren Michael
Wicker,john R & Patricia H
Grant Deed
$95,000 · Peoples First Community Bank
Oct 6, 1997
$79,500
John R Wicker
Muehlhausen,almon A
Grant Deed
—
—
—
Heather Harley-davidson
—
Deed Of Trust
related
$13,350 · John Sundeman Cpa Pa
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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