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Property profile & analytics
FOR LEASE
Grocery and convenience stores
150 Village Commons Dr St Augustine, FL 32092
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US18-5130966
For Lease
1 / 15
$17,880,000
150 Village Commons Dr, St Augustine, FL 32092
View Listing →
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
41,749 SF
Lot
9.61 ac (418,612 SF)
APN
028220 0030
UPID
US18-5130966
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
$13.95M
Blend (final)
Blend
$17.88M
Owner & transaction history
Tsoumpas 203 Florida Group LLC · 3 yrs held
Tsoumpas 203 Florida Group LLC
since 2023
Last sale
$24.1M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$19.2M
+86.5%
Commercial (general)
$15.3M
+48.2%
Auto repair, garage
$10.9M
+6.0%
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 St Augustine submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs St 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
$24,040,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$19,195,000
Change: +86% · Conversion: Easy
COMMERCIAL (GENERAL)
$15,260,000
Change: +48% · Conversion: Easy
AUTO REPAIR, GARAGE
$10,915,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$17.88M
Range $16.09M – $19.67M · ±10% · vs last sale $24.10M (Jan 30 2023)
Last sale anchor
$24.10M
Jan 30 2023
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
$428 / 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
$245,564
Tax year 2023
Assessed value
$13,279,607
Assessed 2023
Previous assessed
$1,986,336
+568.5% YoY
Effective rate
1.85%
On assessed value
Land market value
$3,319,778
Improvement market value
$9,959,829
Total market value
$13,279,607
Applied tax rate
308.0000
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
For Lease
Year built
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
2
Stories
1
Total area
41,749 SF
Lot
9.61 ac (418,612 SF)
APN
028220 0030
UPID
US18-5130966
Jurisdiction
ST JOHNS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$19.2M
COMMERCIAL (GENERAL)
Est. value
$15.3M
AUTO REPAIR, GARAGE
Est. value
$10.9M
RESTAURANT
COMMERCIAL (GENERAL)
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
2022
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
2
Lot
9.61 ac
Current owner
From public records · entity-resolved
Tsoumpas 203 Florida Group LLC
Entity
Mailing address
565 PLANDOME RD #306, MANHASSET, NY 11030-1945
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 30, 2023
$24,100,000
Tsoumpas 203 Florida Group LLC
Wcc Jax Partners LLC
Special Warranty Deed
$12,000,000 · Employers Reassurance Corporation
Aug 19, 2021
$1,600,000
Bfc Property Holdings INC
Wcc Jax Partners LLC
Special Warranty Deed
—
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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