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Coldwell Banker and the Coldwell Banker Logo are registered service marks licensed to Coldwell Banker Real Estate LLC. Each Office is Independently Owned and Operated.

RICH OBRIENSr. Sales [email protected]

A Hospitality Investment Opportunity-cap Rate Of 14

PEARL OF THE SEA

OFFERING MEMORANDUM

7601 A1A S., Saint Augustine, FL 32080FOR SALE | $3,999,999

2coldwellbankerpremierproperties.net

CONTENTS PRESENTED BY:

CONFIDENTIALITY & DISCLAIMER


This information has been obtained from sources believed reliable. We have not verified it and make no guarantee, warranty or representation about it. Any projections, opinions, assumptions or estimates used are for example only anddo not represent the current or future performance of the property. You and your advisors should conduct a careful, independent investigation of the property to determine to your satisfaction the suitability of the property for your needs.Photos herein are the property of their respective owners and use of these images without the express written content of the owner is prohibited.

PROPERTY INFORMATION 3

LOCATION INFORMATION 11

FINANCIAL ANALYSIS 16

DEMOGRAPHICS 19

All materials and information received or derived from Coldwell Banker Premier Properties its directors, officers, agents, advisors, affiliates and/or any third partysources are provided without representation or warranty as to completeness , veracity, or accuracy, condition of the property, compliance or lack of compliance withapplicable governmental requirements, developability or suitability, financial performance of the property, projected financial performance of the property for anyparty’s intended use or any and all other matters.

Neither Coldwell Banker Premier Properties its directors, officers, agents, advisors, or affiliates makes any representation or warranty, express or implied, as toaccuracy or completeness of the any materials or information provided, derived, or received. Materials and information from any source, whether written or verbal,that may be furnished for review are not a substitute for a party’s active conduct of its own due diligence to determine these and other matters of significance tosuch party. Coldwell Banker Premier Properties will not investigate or verify any such matters or conduct due diligence for a party unless otherwise agreed in writing.

EACH PARTY SHALL CONDUCT ITS OWN INDEPENDENT INVESTIGATION AND DUE DILIGENCE.

Any party contemplating or under contract or in escrow for a transaction is urged to verify all information and to conduct their own inspections and investigationsincluding through appropriate third party independent professionals selected by such party. All financial data should be verified by the party including by obtainingand reading applicable documents and reports and consulting appropriate independent professionals. Coldwell Banker Premier Properties makes no warrantiesand/or representations regarding the veracity, completeness, or relevance of any financial data or assumptions. Coldwell Banker Premier Properties does not serveas a financial advisor to any party regarding any proposed transaction. All data and assumptions regarding financial performance, including that used for financialmodeling purposes, may differ from actual data or performance. Any estimates of market rents and/or projected rents that may be provided to a party do notnecessarily mean that rents can be established at or increased to that level. Parties must evaluate any applicable contractual and governmental limitations as wellas market conditions,vacancy factors and other issues in order to determine rents from or for the property.

Legal questions should be discussed by the party with an attorney. Tax questions should be discussed by the party with a certified public accountant or tax attorney.Title questions should be discussed by the party with a title officer or attorney. Questions regarding the condition of the property and whether the property complieswith applicable governmental requirements should be discussed by the party with appropriate engineers, architects, contractors, other consultants andgovernmental agencies. All properties and services are marketed by Coldwell Banker Premier Properties in compliance with all applicable fair housing and equalopportunity laws.

TABLE OF CONTENTS


coldwellbankerpremierproperties.net


Executive Summary

Property Description

Property Details

Complete Highlights

Additional Photos

Additional Photos

Additional Photos

A Hospitality Investment Opportunity

PROPERTY INFORMATIONSECTION 1

Pearl Of The Sea7601 A1A S., Saint Augustine, FL 32080

Coldwell Banker and the Coldwell Banker Logo are registered service marks licensed to Coldwell Banker Real Estate LLC. Each Office is Independently Owned and Operated. 4



St. Augustine’s Pearl of the Sea is a romantic island paradise, where the cares of theworld disappear. Each beautifully furnished room highlights a different country. Eight ofthe 10 rooms feature a balcony. Some rooms feature a Jacuzzi. At this unique bed andbreakfast, you have your choice of experiences in luxury.

Enjoy magical moments at this romantic European mansion on gorgeous AnastasiaIsland. Escape to our waterfront paradise just a few minutes from St. Augustine'sbustling historic district. Choose from the internationally themed rooms and recapturethe intrigue of romance--from exotic India and Japan to the grandeur of Spain, Italy, andGreece—or the closer-to-home Florida suite. Enjoy walk-in showers, high-definitionTVs, and free wireless internet. From the heated Therapy Spa and restaurant, you canenjoy waterfront views and stunning sunsets.

The beautiful furnishings are included in this sale.

PROPERTY OVERVIEW

This waterfront property on 200 feet of the Intracoastal waterway with dock is anEuropean style mansion with its elegant arches and columns is located on St.Augustine’s famed Anastasia Island. Stroll on the private boardwalk, elevated abovethe flowing marshland, to the beautiful Intracoastal Waterway. 2-level boathouse plusobservation deck, you can view passing boats, exotic birds, turtles, and even playingdolphins. If you are fortunate, you might see a manatee or schools of dolphins.

LOCATION OVERVIEW

OFFERING SUMMARYSale Price: $3,999,999

Price / SF: $380.95

Lot Size: 2.9 Acres

Year Built: 2002

Building Size: 10,500 SF

Zoning: CommercialHighway Tourist

(CHT)

Market: Jacksonville

PEARL OF THE SEA | 16 ROOMS | SAINT AUGUSTINE, FL

PROPERTY INFORMATIONEXECUTIVE SUMMARY

FOR SALE




QUEST SUITES

13 Bedrooms / 16 Baths..

OWNERS SUITE

3,500 sqft penthouse

PROPERTY OVERVIEW

St. Augustine’s Pearl of the Sea is a romantic island paradise,where the cares of the world disappear. Each beautifullyfurnished room highlights a different country. Eight of the 10rooms feature a balcony. Some rooms feature a Jacuzzi. At thisunique bed and breakfast, you have your choice of experiences inluxury.

Enjoy magical moments at this romantic European mansion ongorgeous Anastasia Island. Escape to our waterfront paradisejust a few minutes from St. Augustine's bustling historic district.Choose from the internationally themed rooms and recapture theintrigue of romance--from exotic India and Japan to the grandeurof Spain, Italy, and Greece—or the closer-to-home Florida suite.Enjoy walk-in showers, high-definition TVs, and free wirelessinternet. From the heated Therapy Spa and restaurant, you canenjoy waterfront views and stunning sunsets.

The beautiful furnishings are included in this sale.

LOCATION OVERVIEW

This waterfront property on 200 feet of the Intracoastal waterwaywith dock is an European style mansion with its elegant archesand columns is located on St. Augustine’s famed AnastasiaIsland. Stroll on the private boardwalk, elevated above the flowingmarshland, to the beautiful Intracoastal Waterway. 2-levelboathouse plus observation deck, you can view passing boats,exotic birds, turtles, and even playing dolphins. If you arefortunate, you might see a manatee or schools of dolphins.


PROPERTY INFORMATIONPROPERTY DESCRIPTION

FOR SALE




PROPERTY NAME: Pearl of the Sea

PROPERTY ADDRESS: 7601 A1A S.Saint Augustine, FL 32080

APN: 1855500280

PRICE / SF: $380.95

ZONING: Commercial Highway Tourist (CHT)

YEAR BUILT: 2002

NUMBER OF STORIES: 3

ROOF: Flat


PROPERTY INFORMATIONPROPERTY DETAILS

FOR SALE




PROPERTY HIGHLIGHTS

• 200 Feet on the Intracoastal Waterway

• Commercial zoning; rare in this location

• 2-level boat house with 2 boat lifts and 2nd level waterfrontrooftop deck..

• Sold with upscale furnishings including penthouse furnishings.

• Beautiful finishes and detail. Concrete construction

• Upscale Wedding Venue; in high demand in St. Augustine

• New paver event space for large events

• Additional undeveloped 100 ft. waterfront commercial parcelallows for future development and for event parking.

• 3300 s/f third floor penthouse

• 3000 s/f usable rooftop deck with panoramic ocean andIntracoastal views

• Spectacular sunset views

• Rooftop entertainment venue with Jacuzzi

• Water view swim spa pool and Jacuzzi

• Great opportunity as Owners are retiring

• Cap rate above 14


PROPERTY INFORMATIONCOMPLETE HIGHLIGHTS

FOR SALE





PROPERTY INFORMATIONADDITIONAL PHOTOS

FOR SALE






FOR SALE




Regional Map

Location Maps

Aerial Map

Site Plan


LOCATION INFORMATIONSECTION 2





7601 A1A S.


LOCATION INFORMATIONREGIONAL MAP

FOR SALE





LOCATION INFORMATIONLOCATION MAPS

FOR SALE





LOCATION INFORMATIONAERIAL MAP

FOR SALE





LOCATION INFORMATIONSITE PLAN

FOR SALE




Financial Summary

Income & Expenses


FINANCIAL ANALYSISSECTION 3





INVESTMENT OVERVIEW

Price $3,999,999

Price per Room $249,999

RevPAR -

ADR -

CAP Rate -

Cash-on-Cash Return (yr 1) - %

Total Return (yr 1) -

Debt Coverage Ratio -

OPERATING DATA

Gross Scheduled Income -

Other Income -

Total Scheduled Income -

Vacancy Cost -

Gross Income -

Operating Expenses -

Net Operating Income -

Pre-Tax Cash Flow -

FINANCING DATA

Down Payment $3,999,999

Loan Amount -

Debt Service -

Debt Service Monthly -

Principal Reduction (yr 1) -


FINANCIAL ANALYSISFINANCIAL SUMMARY

FOR SALE




INCOME SUMMARY PRO FORMA PER UNIT

Weekend regular guest room revenue (2 night minimum) $10,530 $658

Weekday regular guest room revenue $30,645 $1,915

Weekend wedding revenue (2 night minimum) $706,420 $44,151

Weekday wedding revenue $249,600 $15,600

Weekend Penthouse revenue (2 night minimum) $45,360 $2,835

Weekday Penthouse revenue $170,250 $10,640

Weekend beer & wine revenue $66,000 $4,125

Weekday beer & wine revenue $16,500 $1,031

Guest concierge sales $10,000 $625

GROSS INCOME $1,305,305 $81,581

EXPENSE SUMMARY PRO FORMA PER UNIT

Operating expenses 40% $522,122 $32,632

GROSS EXPENSES $522,122 $32,632

NET OPERATING INCOME $783,183 $48,948

Proforma


FINANCIAL ANALYSISINCOME & EXPENSES

FOR SALE




Demographics Report

Demographics Map


DEMOGRAPHICSSECTION 4





* Demographic data derived from 2010 US Census

1 MILE 5 MILES 10 MILES

Total households 135 5,602 24,081

Total persons per hh 1.9 2.2 2.4

Average hh income $90,009 $70,179 $67,750

Average house value $633,241 $630,585 $324,211

1 MILE 5 MILES 10 MILES

Total population 260 12,099 56,877

Median age 58.8 52.0 47.1

Median age (male) 56.2 50.1 45.4

Median age (female) 59.1 54.4 48.4


DEMOGRAPHICSDEMOGRAPHICS REPORT

FOR SALE




* Demographic data derived from 2010 US Census

POPULATION 1 MILE 5 MILES 10 MILESTOTAL POPULATION 260 12,099 56,877MEDIAN AGE 58.8 52.0 47.1MEDIAN AGE (MALE) 56.2 50.1 45.4MEDIAN AGE (FEMALE) 59.1 54.4 48.4

HOUSEHOLDS & INCOME 1 MILE 5 MILES 10 MILESTOTAL HOUSEHOLDS 135 5,602 24,081# OF PERSONS PER HH 1.9 2.2 2.4AVERAGE HH INCOME $90,009 $70,179 $67,750AVERAGE HOUSE VALUE $633,241 $630,585 $324,211


DEMOGRAPHICSDEMOGRAPHICS MAP

FOR SALE

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