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Property profile & analytics
OFF-MARKET
Estimated value
$3,775,000
Apartment buildings
801 1st S St Jacksonville Beach, FL 32250-6686
Entity Owned
5-yr Hold
Free & Clear
Property ID
US18-2822704
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1956
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,993 SF
Lot
0.35 ac (15,428 SF)
Zoning code
JRM-2
APN
176080-0000
UPID
US18-2822704
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
$3.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.78M
Owner & transaction history
Pillsbury Ventures LLC · 5 yrs held
Pillsbury Ventures LLC
since 2021
Last sale
$3.7M
7 recorded transactions
Zoning & alternative use
JRM-2 · Jacksonville Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.8M
+221.8%
Office building
$2.4M
+60.1%
Commercial (general)
$2.3M
+52.9%
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 Jacksonville Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Jacksonville Beach 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
$3,850,000
ML approach
$3,945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,775,000
Change: +222% · Conversion: Difficult
OFFICE BUILDING
$2,375,000
Change: +60% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,270,000
Change: +53% · Conversion: Moderate
Blend value · Realmo final
$3.78M
Range $3.40M – $4.15M · ±10% · vs last sale $3.65M (Jun 28 2021)
Last sale anchor
$3.65M
Jun 28 2021
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
$420 / 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
$69,536
Tax year 2023
Assessed value
$3,734,387
Assessed 2023
Previous assessed
$3,383,958
+10.4% YoY
Effective rate
1.86%
On assessed value
Assessed land
$2,134,080
Assessed improvement
$1,600,307
Land market value
$2,134,080
Improvement market value
$1,600,307
Total market value
$3,734,387
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1956
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Units
6
Rooms
6
Bathrooms
13
Total area
8,993 SF
Lot
0.35 ac (15,428 SF)
Zoning code
JRM-2
APN
176080-0000
UPID
US18-2822704
Jurisdiction
DUVAL
Zoning & alternative use
JRM-2 · Jacksonville Beach, FL
Zoning JRM-2 · permitted uses
JRM-2 · Jacksonville Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Jacksonville Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.8M
OFFICE BUILDING
Est. value
$2.4M
COMMERCIAL (GENERAL)
Est. value
$2.3M
RESTAURANT
OFFICE BUILDING
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
1956
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
2
Units
6
Rooms
6
Bathrooms
13
Lot
0.35 ac
Current owner
From public records · entity-resolved
Pillsbury Ventures LLC
Entity
Free & Clear · 5 yrs held
Mailing address
429 MAIN ST, ARTHUR, ND 58006-7719
Ownership since
2021
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
Jan 14, 2022
—
Pillsbury Ventures LLC
—
Deed
related
$3,000,000 · Bell Bank
Jun 28, 2021
$3,650,000
Pillsbury Ventures LLC
Opulent Property Investors II LLC
Warranty Deed
—
Aug 14, 2020
—
Opulent Property Investors LLC
—
Deed
related
$845,000 · Dhc Private Lending LLC
Sep 12, 2016
$1,850,000
Opulent Property Investors II LLC
Thaddeus M Moseley
Warranty Deed
$925,000 · Firstatlantic Bank
—
—
Glen N Greenberg
—
Deed Of Trust
related
$28,000 · Southtrust Bank NA
—
—
Glen N Greenberg
—
Deed Of Trust
related
$440,000 · Middlekauff Mortgage Co INC
—
—
Glen N Greenberg
—
Deed Of Trust
related
$117,000 · Southtrust Bank NA
—
—
Opulent Property Investors LLC
—
Deed Of Trust
related
$845,000 · Dhc Private Lending LLC
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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