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Property profile & analytics
OFF-MARKET
Estimated value
$3,340,000
Drug stores
860 1st N Ponte Vedra Beach, FL 32082-3212
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US18-3065438
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
15,455 SF
Lot
1.97 ac (85,813 SF)
Zoning code
PUD
APN
066199 0050
UPID
US18-3065438
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
$3.36M
Blend (final)
Blend
$3.34M
Owner & transaction history
Risch-luther LLC
Risch-luther LLC
since 2026
3 recorded transactions
Zoning & alternative use
PUD · Ponte Vedra Beach, FL
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.4M
+37.2%
Office building
$5.1M
+29.1%
Medical building
$4.6M
+16.5%
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 Ponte Vedra Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ponte Vedra 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
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
RETAIL STORES
$3,940,000
Current use
COMMERCIAL (GENERAL)
$5,405,000
Change: +37% · Conversion: Easy
OFFICE BUILDING
$5,090,000
Change: +29% · Conversion: Easy
MEDICAL BUILDING
$4,590,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,995,000
Change: +1% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,930,000
Change: 0% · Conversion: Moderate
Blend value · Realmo final
$3.34M
Range $3.01M – $3.67M · ±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
$216 / 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
$24,478
Tax year 2023
Assessed value
$2,077,078
Assessed 2023
Previous assessed
$1,734,718
+19.7% YoY
Effective rate
1.18%
On assessed value
Land market value
$1,029,758
Improvement market value
$1,047,320
Total market value
$2,077,078
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
15,455 SF
Lot
1.97 ac (85,813 SF)
Zoning code
PUD
APN
066199 0050
UPID
US18-3065438
Jurisdiction
ST JOHNS
Zoning & alternative use
PUD · Ponte Vedra Beach, FL
Zoning PUD · permitted uses
PUD · Ponte Vedra Beach, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Ponte Vedra Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$3.9M
COMMERCIAL (GENERAL)
Est. value
$5.4M
OFFICE BUILDING
Est. value
$5.1M
MEDICAL BUILDING
Est. value
$4.6M
AUTO REPAIR, GARAGE
Est. value
$4.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
MEDICAL BUILDING
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
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
1998
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.97 ac
Current owner
From public records · entity-resolved
Risch-luther LLC
Entity
Mailing address
10739 DEERWOOD PARK BLVD STE #300, JACKSONVILLE, FL 32256-4841
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 1, 2026
—
Risch-luther LLC
—
Deed
related
$712,000 · Renasant Bank
—
—
Legacy Retail LLC
—
Deed Of Trust
related
$1,700,000 · Synovus Bk
—
—
Legacy Retail LLC
—
Loan Modification
related
$2,500,000 · Centerstate Bk NA
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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