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Property profile & analytics
OFF-MARKET
Estimated value
$6,415,000
Turn key restaurants
Saint Augustine, FL 32084
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-3139189
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1960
Construction
WOOD
Total area
15,114 SF
Lot
2.18 ac (94,961 SF)
Zoning code
CHT
APN
145400 0000
UPID
US18-3139189
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
$6.62M
Blend (final)
Blend
$6.42M
Owner & transaction history
Vilano Tolomato LLC · 4 yrs held
Vilano Tolomato LLC
since 2022
Last sale
$6.2M
7 recorded transactions
Zoning & alternative use
CHT · 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
$5,170,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,205,000
Current use
Blend value · Realmo final
$6.42M
Range $5.77M – $7.06M · ±10% · vs last sale $6.21M (Jan 3 2022)
Last sale anchor
$6.21M
Jan 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
$424 / 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
$56,311
Tax year 2023
Assessed value
$4,415,400
Assessed 2023
Previous assessed
$4,838,662
-8.7% YoY
Effective rate
1.28%
On assessed value
Land market value
$3,798,432
Improvement market value
$616,968
Total market value
$4,415,400
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1960
Construction
WOOD
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Units
1
Bathrooms
1
Total area
15,114 SF
Lot
2.18 ac (94,961 SF)
Zoning code
CHT
APN
145400 0000
UPID
US18-3139189
Jurisdiction
ST JOHNS
Zoning & alternative use
CHT · Saint Augustine, FL
Zoning CHT · permitted uses
CHT · 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
RESTAURANT Current
Est. value
$7.2M
RESTAURANT Current
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
1960
Construction
WOOD
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
1
Lot
2.18 ac
Current owner
From public records · entity-resolved
Vilano Tolomato LLC
Entity
Free & Clear · 4 yrs held
Mailing address
1283 PONTE VEDRA BLVD, PONTE VEDRA BEACH, FL 32082-4402
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
Jan 3, 2022
$6,210,000
Vilano Tolomato LLC
Stone Poney INC
Special Warranty Deed
—
Aug 30, 2019
—
Stone Poney INC
—
Deed
related
$100,000 · Synovus Bk
Aug 18, 2016
—
Stone Poney INC
—
Deed
related
$1,450,000 · Synovus Bk
Jul 1, 1999
$350,400
R L & C Restaurant Co
Lazzara,robert S
Trustees Deed
—
Jul 1, 1999
$900,000
Stone Poney INC
R L & C Restaurant Co
Trustees Deed
$482,460 · First Federal Bank N Florida
Jun 25, 1998
$156,000
Lazzara,elizabeth D
Cantabene,christopher J
Trustees Deed
—
—
—
Stone Poney INC
—
Loan Modification
related
$100,000 · Synovus Bk
—
—
Stone Poney INC
—
Deed Of Trust
related
$1,450,000 · Synovus Bk
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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