According to my research, the site is for sale for $1.3M and includes a 2,046 SF structure built in 1964 and 0.29 AC. Taxes are estimated to be $2.44/SF, which is average for the Shoppes (which range from $1.71/SF to $4.15/SF). The site is for sale by owner.
Translated, the price per square foot is $635.39. That is a little more than insane for something that will be demolished. Price per acre of land is almost $4.5M, which is only possible in Jacksonville on this site and still seems ridiculously high. I would imagine rents in the area are roughly $20-25/Sf and recoverables are probably around $4-5/SF. Management fees are probably 3% of EGI or something similar. Those rents and recoverables are not high enough to justify that price, and frankly those rents are a reflection on the sales of the area, which are higher than average for Jacksonville but still far below what most consider a high sales number. Rents in big city shopping streets can go to $5,000/SF +, a reflection of the sales (the Apple store in Midtown Manhattan has sales per square foot of nearly $40,000, and it is a 10,000 SF store). $4.5M per acre is closer to big city land pricing than the pricing we should see in Jacksonville. If Jacksonville were a $4.5M an acre city, anywhere, then my father would have retired long ago (and he is still busting ass).
Even if revenue forecasts were for $600+/SF with no debt service and a nice little 3,000 SF store, why pay $1.3M for that thing?
I would try to see what salons and dry cleaners have leases coming up for renewal and add a second floor to the new development for space for dry cleaners, a salon, and perhaps a fast food joint open late for bar patrons. 45 ft height limit and a 12,500+ SF footprint are plenty to put in more space for income generation. There is a lot that could be done with the site. Parking should be excluded. The price needs to come way down, even for that area.
I would personally rather see someone ambitious from the neighborhood with clout and banking relationships develop the sight and include a franchise 7-11 rather than 7-11 build some stand-alone on the site with parking in the rear. This individual could corellate this new development with the development of 3 floor apartment buildings a block down on St. Johns Ave. This could spur more development for the area and provide more demand for walk up dry-cleaning and convenience stores and walk-up 24 hour dining establishments.
For the love of God why aren't there any 24-hour dining establishments in the entire city except for Waffle House and Whataburger? Whenever I come into town, like last weekend, I usually arrive late and after midnight the only option for me is Krystals...yuck! I guess it would help to have people out and about past 9:00 p.m., but late night districts should start with areas like the Shoppes. And Metro Diner should not be allowed to have "Diner" in its name if it is not even open for 50% of the hours in any given week.