Mayo-Adjacent Medical Office · Pablo Professional Park · Jacksonville, FL 32224
Executive Summary
14197 Spartina Ct is a purpose-built, single-story medical office in Pablo Professional Park — directly across from Mayo Clinic, just off San Pablo Road. Newer construction, already fit out for clinical use, small enough for an owner-user, on its own lot, in one of the most defensible medical micro-locations in Jacksonville. The value here is driven by owner-user scarcity and replacement cost, not commodity-office income.
We recommend listing at $1,250,000 — a rounded-up ask that captures the scarcity ceiling and preserves negotiating room. The supportable fair-market value sits at roughly $1.0M–$1.15M ($522/SF anchor), with a realistic sale zone in the $1.025M–$1.125M range for a well-marketed owner-user sale. We would not anchor to the Duval assessed value of $573,800; that is an income-method assessment that materially understates the owner-user market for a specialized small medical asset in this pocket.
This analysis values the real estate (land and building) only. It does not contemplate, include, or place any value on the existing pediatric medical practice, its goodwill, patient base, revenue, staff, equipment, licenses, or any other business or operating assets. Any valuation of the ongoing medical practice is a separate exercise outside the scope of this real-property opinion.
Property Snapshot
| Attribute | Detail |
|---|---|
| Address | 14197 Spartina Ct, Jacksonville, FL 32224 |
| Parcel (RE #) | 167772-9600 · Lot 15, Pablo Professional Park |
| Owner of record | Mosolf Pediatrics, P.A. (owner-occupant) |
| Use / class | 1991 Office Medical · fee simple (not a condo) |
| Building size | 2,205 SF heated · 2,325 SF gross · 2,235 SF effective |
| Year built / stories | 2014 · single story · masonry / CB-stucco, zoned central HVAC |
| Site | ±22,706 SF / 0.52 acre · surface parking |
| 2025 / 2026 assessed just value | $573,800 (income method) — reference only, not market value |
| Current use | Operating as Mosolf Pediatrics — established pediatric practice |
| Recorded financing | 2021 mortgage, Cogent Bank, $305,750 (Bk/Pg 19728-1664) — modest leverage |
Location Premium
This is the strongest part of the story. The building sits within the San Pablo / Mayo Clinic medical corridor, adjacent to a nationally recognized medical anchor. Neighboring sites are actively being marketed off Mayo proximity — Pablo Professional Court is planned for a two-story ±14,000 SF medical office building, explicitly citing Mayo demand.
Mayo's Jacksonville expansion is real and material. Mayo Clinic has announced expansion of proton beam therapy and the addition of carbon-ion therapy in Jacksonville — positioned as the first carbon-ion treatment facility in the Western Hemisphere. That kind of anchor investment supports durable, growing demand from medical users who want to be near Mayo without needing to be on campus — precisely the buyer this building serves.
Directly across from Mayo Clinic; minutes from Baptist Medical Center Beaches.
Only 3 active medical-office sale listings in all of ZIP 32224 — almost nothing small and standalone.
Already built out as medical, right-sized for a single practice, on its own lot.
Market Context
Jacksonville's medical-office market is not uniformly red-hot, but it is materially healthier than commodity office. Colliers' Q1 2026 read on Jacksonville MOB: vacancy 10.2%, gross rents $30.57/SF, 62K SF of leasing activity, 42K SF delivered, 85K SF under construction, and quarterly investment sales volume of $32M — more than double the prior quarter.
We would not value this like a stabilized institutional MOB, but we also would not value it like ordinary office (which runs ~18% vacancy in Jacksonville). A small, newer, owner-user medical building near Mayo should trade on owner-user scarcity and buildout replacement cost — not just capitalized income. Replacement cost for medical space now exceeds $450/SF, which makes new construction uneconomical against an existing, functional building.
Comparable Evidence
| Property | Detail | Price / $ PSF | Relevance |
|---|---|---|---|
| 14215 Spartina Ct, Unit 300 | ±2,376 SF medical · sold 6/13/2022 | $970,000 ~$408/SF | Best comp — same street, medical, similar size (a condo unit; a standalone building commands more) |
| 4745 Sutton Park Ct (32224) | 3,550 SF built-out medical · 9 exam rooms, 19 parking | Ask $2.2M / $620/SF (neg. ~$1.6M / $451/SF) | Same ZIP asking evidence — brackets value from above |
| 4337 Pablo Oaks Ct | ±8,270 SF office · sold Jan 2024 | $2,040,000 ~$247/SF | Nearby but general office — a useful floor/discount marker |
| 32224 medical for-sale set | Only 3 active listings in ZIP | — | Scarcity indicator supporting owner-user premium |
| Wider Jax medical asks | 13133 Professional Dr, 2968 Rainbow Rd, 1503 Oak St, 1906 Debarry Ave | $248–$352/SF | Older / inferior locations — define the broader-market floor |
The 2022 same-corridor trade at ~$408/SF is the anchor. Trended forward ~3–4 years of medical appreciation and adjusted upward for a whole fee-simple building on its own lot (vs. a unit), the low-to-mid $500s/SF is well supported.
Valuation & Pricing Strategy
Based on 2,205 heated SF, anchored to the same-corridor medical evidence and adjusted for scarcity and the Mayo location premium:
| Pricing band | $/SF (heated) | Value | Strategic role |
|---|---|---|---|
| List Price (Ask) | $567/SF | $1,250,000 | Rounded-up go-to-market ask; scarcity ceiling with negotiating room |
| Value Anchor (Supported FMV) | $522/SF | $1,150,000 | Defensible fair value; where a motivated owner-user lands |
| Most-Likely Sale Zone | $465–$510/SF | $1,025,000–$1,125,000 | Realistic close if marketed well to owner-users |
| Floor (Walk-Away) | $408–$431/SF | $900,000–$950,000 | Do not accept below without testing the market; assumes no major deferred maintenance |
On 2,325 gross SF, the same bands equate to roughly $387–$538/SF. Value hinges on delivery structure — a vacant delivery maximizes owner-user competition; a desirable seller-leaseback widens the investor pool. Owner-user buyers can also access SBA 504 / 7(a) financing at low down payments, reducing rate sensitivity and supporting the upper bands.
GoCommercial Marketing Strategy
A specialized small-format medical asset requires a go-to-market approach that goes far beyond a standard MLS or CoStar listing. GoCommercial deploys an institutional-grade, multi-channel campaign that simultaneously targets the three highest-probability buyer pools — owner-user physicians and practice groups, 1031 / medical net-lease investors, and expanding regional healthcare operators — while ensuring the broadest possible broker community is financially incentivized to participate.
Partnership Terms & Engagement
| Term | Detail |
|---|---|
| Listing agreement type | Flexible exclusive listing — no long-term lock-in |
| Termination clause | Terminable by owner with 15 days written notice — no penalties |
| Time to market | 5–7 business days from execution to full market launch |
| Total commission | 10.0% of gross sale price |
| Co-broker split | 5.0% reserved for the procuring buyer's broker — maximum market incentive |
| GoCommercial retained | 5.0% listing side — earned through marketing investment, buyer qualification, and transaction management |
| Marketing costs | Zero upfront fees — GoCommercial absorbs 100% of media and production costs; if we don't close, you don't pay |
| Pricing authority | Seller retains full approval authority over offer acceptance — GoCommercial advises, client decides |
Risk Analysis & Mitigating Factors
| Risk factor | Buyer concern | Mitigating factor |
|---|---|---|
| Small, single-tenant building | Limited investor backstop if vacated | Deep owner-user demand near Mayo; scarce standalone medical product in 32224 |
| Lease term / delivery | No long-term NNN lease in place | Deliver vacant to maximize owner-user competition, or structure a desirable seller-leaseback to attract investors |
| Specialized medical build-out | Difficulty re-tenanting a clinical space | Replacement cost > $450/SF makes new construction uneconomical; existing medical fit-out is an asset, not a liability |
| Financing / interest rates | Rate volatility affecting buyer financing | Owner-users access SBA 504 / 7(a) at low down payment, reducing rate sensitivity; Jax MOB investment volume more than doubled in Q1 2026 |
| Assessed value gap | County just value is only $573,800 | Income-method assessment understates owner-user market; same-corridor 2022 comp at $408/SF supports far higher value |
The GoCommercial Advantage
GoCommercial absorbs 100% of marketing, media, and production costs. If we don't close, you don't pay.
You are never passed to a junior associate. Direct call/text access to senior principals throughout.
Mandatory NDA before sensitive data is shared; proof of funds or lender pre-approval required prior to LOI.
Florida headquarters on Lincoln Road, Miami Beach and Palm Beach Island — present where qualified buyers reside.
A nationwide, corporately-owned platform — a buyer in any office is instantly flagged for your asset.
Our internal 1031 division can identify an up-leg property to ensure a tax-efficient exit.
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