GoCommercial Group at Compass
2.81 Acres of Industrial-Zoned Infill Land · Wilmared Block 5 · Unincorporated St. Lucie County, Fort Pierce, FL 34947
Executive Summary
4311 Avenue J is 2.81 contiguous acres of industrially zoned land in unincorporated St. Lucie County. The site is improved with an older two-story residential structure — approximately 1,350 square feet under air, 1,920 square feet gross, constructed circa 1953. This analysis values the land only. No contributory value is ascribed to the existing improvement.
Contiguous industrial acreage of this size does not come to market often in Fort Pierce. Most industrially zoned inventory in the county is either fractional — half-acre and one-acre remnants that cannot accommodate a real operation — or it sits in the Kings Highway and I-95 logistics corridor at institutional pricing, in parcel sizes and price points that put it out of reach for the regional operator. At 2.81 acres, this site occupies the band that is hardest to find and most actively pursued: large enough to support a contractor yard, a fleet operation, a small warehouse or flex building with circulation and storage, and small enough that an owner-user can actually buy it without an institutional capital stack.
The value driver is therefore scarcity of usable contiguous acreage in a zoning district with one of the broadest permitted-use schedules in the county code. A buyer is not purchasing frontage or visibility here. He is purchasing land area, a by-right use, and the ability to operate.
We recommend listing at $685,000, an ask that positions the site below prevailing corridor pricing while preserving negotiating room. We expect serious, financeable offers to resolve into a most-likely sale zone of $610,000 to $625,000. We would not anchor to the county just value of $182,700; that figure is assessed against a Single Family land-use code and does not contemplate the industrial zoning, the contiguous configuration, or the scarcity of usable acreage in one of the fastest-growing markets in Florida.
Scope of Valuation
This analysis values the land. The existing two-story residential structure is treated as having no contributory value and is expected to be removed by the eventual buyer. Its age, configuration, and residential character are not consistent with the site's industrial zoning or with the use to which a purchaser will put the property, and we have not applied a residential valuation methodology at any point in this analysis. Automated residential valuation models are not applicable to this parcel and have not been relied upon.
This is a broker's opinion of value, not an appraisal, and it is not a substitute for one. Value conclusions are expressly contingent upon written confirmation of the zoning district, utility availability, access and curb-cut feasibility, flood zone, title, survey, and environmental condition.
Property Snapshot
| Site Address | 4311 Avenue J, Fort Pierce, FL 34947 |
| Record Owner | Thomas S. Vaughn |
| Parcel ID / Account | 2406-801-0029-000-0 · Account 19779 · Sec/Twn/Rng 06/35S/40E |
| Jurisdiction | Unincorporated St. Lucie County |
| Zoning | Industrial, presumed IL (Industrial, Light) — written verification to be obtained pre-launch |
| Land Size | 2.81 acres · 122,403.6 SF · contiguous |
| Existing Improvement | Two-story residential structure · approx. 1,350 SF under air · 1,920 SF gross sketched · built circa 1953. No contributory value ascribed. |
| Legal Description | Wilmared S/D Blk 5 (2.81 AC) · Deed reference OR 2988-2392 |
| Property Appraiser Land Use | 0100 — Single Family (a legacy coding artifact; inconsistent with the zoning) |
| County Just / Market Value | $182,700 · $65,018 per acre · reference only, not market value |
| Design Wind Speed | 140 / 150 / 160 mph — Occupancy Categories I / II / III–IV |
Zoning & Permitted Uses
St. Lucie County Land Development Code § 3.01.03(T) governs the IL Industrial, Light district. Its stated purpose is to provide and protect an environment suitable for light manufacturing, wholesale, and warehousing activities. What that language understates is the breadth of what a buyer may do here by right, without a rezoning, without a conditional use hearing, and without a comprehensive plan amendment. This is the single most marketable attribute of the parcel, and it is the organizing principle of our campaign.
General aviation airports and landing fields (4581); manufacturing of cut stone and stone products (328), motorcycles, bicycles and parts (375), and wood containers, wood buildings and mobile homes (244/245); ship and boat building and repair from 45 to 150 feet (373); petroleum bulk stations and terminals; scrap and waste materials, subject to § 7.10.12.A; and kennels not otherwise permitted by right.
Co-generation facilities; fueling facilities; industrial wastewater disposal; retail trade accessory to a primary manufacturing or wholesaling use; solar energy systems subject to § 7.10.28; and one detached single-family dwelling or mobile home per property for on-site security purposes — a provision of direct practical interest to an owner-operator who wants a caretaker or security presence on a yard site.
Most small industrial land in this market is sold on frontage, visibility, and highway access. This parcel does not compete on those attributes and we will not market it as though it does. It competes on land area and permitted use. A paving contractor storing equipment, a landscape company parking twelve trucks, an electrical wholesaler building a 15,000 SF warehouse, a boat repair operation, a fleet operator, a sign fabricator — every one of those buyers can close and operate here without a single public hearing. That is a genuinely short list of sites in St. Lucie County, and it is a message we can deliver to a named, reachable buyer for each use category.
Immediate Market Analysis
The value of contiguous industrial acreage is a function of the economy around it, and the economy around this parcel is expanding faster than almost any other in the country. St. Lucie County has grown nearly 50% since 2010, and the Port St. Lucie metropolitan area — which encompasses this site — ranked as the second-fastest-growing metro region in the United States between 2020 and 2023. That growth is not slowing: the county continues to add population at roughly 2.7% per year, a pace that compounds demand for the service, trade, and construction businesses that occupy IL industrial land.
| Metric | Immediate Area / 34947 | Fort Pierce | St. Lucie County |
|---|---|---|---|
| Population | — | ~50,700 (2026) | +48.5% since 2010 |
| Median household income | $51,811 | $47,072 | — |
| Average household income | $63,905 | — | — |
| Per-capita income | $23,423 | — | — |
| Median age | — | 37.2 | — |
| Civilian labor force | — | — | ~154,000 |
| Unemployment | — | — | 5.3% |
Two things about this profile matter to an industrial land buyer. First, the population growth is the demand engine — every new rooftop in a 50%-growth county generates work for the paving contractors, electricians, landscapers, plumbers, and building-materials distributors who are precisely the permitted users of this site. Second, the moderate income base is a feature, not a drawback, for this asset class: it supports a deep, stable pool of skilled-trade and service labor, which is exactly what a yard operator or light manufacturer needs and what keeps their operating costs competitive against coastal and South Florida markets.
The Treasure Coast industrial market has tightened materially. Regional industrial vacancy compressed by 480 basis points to 17.7% as demand for warehouse and logistics space absorbed available inventory, and industrial rental rates rose more than 20% year over year. Investor conviction in the submarket is real and recent: in May 2026, CBRE arranged the $30.9 million sale of the Treasure Coast Commerce Center portfolio — a seven-building, 153,198-square-foot multitenant industrial park in nearby Stuart — evidence that institutional capital is actively underwriting Treasure Coast industrial product.
That tightening is what pushes value toward this parcel. Amazon's regional presence and the Kings Highway and I-95 logistics build-out have absorbed the large-format, corridor-adjacent sites and driven the service-sector operator outward, into established, interior locations exactly like this one. When corridor land is scarce and expensive, a 2.81-acre contiguous site with a broad by-right use schedule becomes the practical alternative for the contractor or operator who has been priced out of the highway.
Countywide, industrial land is being offered at an average of roughly $272,000 per acre, and within Fort Pierce specifically at roughly $308,000 per acre. Those figures reflect asking prices across a mix of corridor and interior product. Our recommended ask of $243,772 per acre positions this site below both averages — a deliberate choice that gives the buyer a defensible reason to move and gives the seller a price that survives underwriting.
Comparable data for small infill land in this submarket is thin. Parcels of this size and configuration trade infrequently, and much of what surfaces in public databases is offering evidence rather than closed sales. We identify the basis of every data point below, and we will replace offering evidence with verified deeds pulled from St. Lucie County official records before the property goes to market.
Comparable Evidence
| Property / Indicator | Size | Basis | $ / Acre | Relevance |
|---|---|---|---|---|
| 5475 St. Lucie Blvd, Fort Pierce | 2.91 AC | Active offering | Verify current ask | Closest analog by size and zoning. Industrial Light, utilities at St. Lucie Blvd, partially cleared, prior site plan referenced. Superior utility position; brackets the subject from above. |
| 407 Angle Rd, Fort Pierce | 3.82 AC | Active offering | $340,052 | Recognized Angle Road commercial and industrial corridor. Superior accessibility and development readiness. Establishes a corridor ceiling. |
| 3214 Avenue D, Fort Pierce | 9.50 AC | Active offering · zoned CG | $326,316 | Arterial corner, Commercial General zoning with Industrial future land use, adjacent to new retail. A commercially entitled ceiling, not a direct analog. |
| Dixie Hwy / James Paine Circle area | ~1.43 AC | Active offering | $418,881 | Small industrial site with superior frontage and visibility. Confirms the per-acre premium that small, well-located parcels command. |
| Fort Pierce industrial land | Aggregate | Offering average | $308,172 | Submarket-wide asking average across corridor and interior product. |
| St. Lucie County industrial land | Aggregate | Offering average | $272,272 | Countywide asking average. Both aggregates sit materially above our recommended ask. |
| St. Lucie County rural land (1+ AC) | Aggregate | Sale median | $114,502 | Unzoned and unentitled land median. Establishes the practical downside boundary for acreage without a by-right industrial use. |
Offering evidence indicates seller expectations and market direction; it is not evidence of closed value. Prior to launch, GoCommercial will verify each indicator against recorded deeds in St. Lucie County official records and CoStar, and the offering memorandum will be built on closed sales. We do not price assets off asking prices, and we do not ask sellers to.
Valuation & Pricing Strategy
We value the property on a single basis: as-is industrial land, 2.81 contiguous acres, sold to an owner-user or operator who will remove the existing structure. The land is bracketed from above by corridor offerings between $272,000 and $340,000 per acre, and from below by the county's unentitled rural land sale median of $114,502 per acre. Within that bracket, the subject is adjusted downward for its interior position and the removal cost associated with the existing improvement; and adjusted upward for its contiguous configuration, its scarcity in the two-to-five-acre band, the breadth of its by-right use schedule, and the exceptional demand fundamentals of one of the fastest-growing markets in the country with industrial vacancy tightening and rents up more than 20% year over year.
That reconciliation supports a most-likely sale zone of $610,000 to $625,000, or $217,082 to $222,420 per acre, against a recommended ask of $685,000.
| Pricing band | $ / Acre | Value | Strategic role |
|---|---|---|---|
| List Price (Ask) | $243,772 | $685,000 | Go-to-market ask. Positioned below the countywide and Fort Pierce offering averages while preserving negotiating room. |
| Most-Likely Sale Zone | $217,082 – $222,420 | $610,000 – $625,000 | Where we expect serious, financeable offers to resolve with a well-executed campaign. The recommended settlement range. |
| Supported Land Value | $204,626 | $575,000 | Conservative defensible floor for a motivated owner-user or IOS operator after diligence. |
| Velocity Band | $177,936 – $186,833 | $500,000 – $525,000 | Likely clearing range for a 30-to-60-day all-cash close. Use only if the seller prioritizes speed over price. |
| Floor (Walk-Away) | $160,142 | $450,000 | Do not accept below this without testing the market. Assumes no adverse environmental or access findings. |
Presented at the recommended commission structure so the seller can evaluate any offer against a consistent basis.
| Gross Sale Price | Commission (10.0%) | Est. Closing Costs | Demolition Reserve | Net Proceeds |
|---|---|---|---|---|
| $500,000 | $50,000 | $9,200 | $15,000 | $425,800 |
| $550,000 | $55,000 | $10,000 | $0* | $485,000 |
| $610,000 | $61,000 | $10,700 | $0* | $538,300 |
| $625,000 | $62,500 | $10,900 | $0* | $551,600 |
| $685,000 | $68,500 | $11,700 | $0* | $604,800 |
*At and above $550,000 we would expect to negotiate removal of the existing structure as a buyer obligation. Closing costs assume Florida documentary stamps at $0.70 per $100 plus title, survey, and customary seller charges. Figures are illustrative and are not a representation of any specific outcome.
Buyer Pool Analysis
This is not a net-lease asset and will not be marketed as one. It is a small industrial land parcel whose buyer pool is regional, entrepreneurial, and cash-heavy. The campaign reaches three distinct pools simultaneously, because we do not yet know which produces the highest bid — and the entire pricing strategy depends on making them bid against one another.
Paving, roofing, electrical, mechanical, landscape, and site contractors. Equipment dealers and fleet operators. Permitted by right under SIC 15, 16, 17, 42 and 078. Cash buyers, short diligence, no hearings. The fastest path to a 45-day close.
Wholesalers, light manufacturers, boat and marine repair, sign fabricators, building-materials retailers. Buyers who need land area for a building plus circulation and storage. SBA 504 and 7(a) financing widens this pool materially.
Exchange buyers inside statutory identification windows seeking small Florida land positions. Time-constrained by statute, which is a structural advantage to the seller.
The permitted-use schedule is not an appendix in our campaign; it is the targeting list. Each category of permitted use corresponds to an identifiable, licensed, reachable population of operators in and around St. Lucie, Martin, Indian River, and Palm Beach counties.
| Use category | Who we contact | Channel |
|---|---|---|
| Construction services (15, 16, 17) | Licensed general, mechanical, electrical, roofing, paving, and site contractors with yard and equipment-storage requirements | Direct outreach against Florida DBPR licensee data; Treasure Coast Builders Association; regional contractor associations and supply-house networks |
| Motor freight & warehousing (42) | Regional trucking and last-mile operators, fleet parking users, and 3PL overflow tenants displaced by corridor pricing | Direct outreach; industrial brokerage community; IOS-focused acquisition platforms actively assembling Florida positions |
| Wholesale trade (501–518) | Building-materials, electrical, plumbing, HVAC, and equipment distributors seeking to own rather than lease | Direct outreach; SBA 504 and 7(a) lender network engaged pre-launch to pre-enable owner-user financing |
| Light manufacturing (20–38) | Fabricators, printers, sign shops, food producers, plastics and metal-products manufacturers | St. Lucie County EDC and Treasure Coast manufacturing networks; targeted digital campaign against SIC-coded firmographic data |
| Marine (373, 4493, 091) | Boat builders and repairers under 45 feet, marine services, commercial fishing operations | Fort Pierce marine industry network; direct outreach to operators seeking upland yard capacity |
| Retail & repair trade (521–57, 75) | Nursery and garden centers, lumber and building-materials yards, automotive, boat, RV and motorcycle dealers | Direct outreach; regional dealer and franchise networks |
| Landscape & horticultural (078) | Landscape contractors and tree services requiring truck parking, material bins, and equipment storage | Direct outreach against licensee and association data |
GoCommercial Marketing Strategy
An institutional media package built for an eight-figure net-lease asset does not sell a $685,000 land parcel, and we will not spend the seller's time pretending otherwise. What moves this asset is certainty delivered before the first showing. A land buyer's entire underwriting is zoning, utilities, access, drainage, and environmental. Answer those five questions in the offering package and the buyer has nothing left to discount for. Our program front-loads the diligence, then markets the answers.
Phase 1 · Days 1–14
Phase 2 · Days 10–21
Phase 3 · Days 21–45
Phase 4 · Ongoing
Partnership Terms & Engagement
GoCommercial does not believe in binding clients to extended agreements with no accountability. Our listing agreement is terminable by the owner at any time, on 15 days written notice, with no penalties, no cancellation fees, and no reimbursement of marketing costs. We absorb 100% of the media and production expense, and if we have not earned your confidence, you may end the engagement without paying us anything. Our engagement structure reflects our confidence in our ability to execute, and our commitment to earning your trust every day of the listing rather than once at the signing.
| Listing agreement type | Flexible exclusive listing — no long-term lock-in |
| Termination clause | Terminable by owner at any time on 15 days written notice. No penalties. No fees. No marketing reimbursement. |
| 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; the client decides. |
The 5% co-broker commission is not a giveaway. It is a force multiplier, and on this asset it matters more than on almost any other. Small industrial land does not sell to institutions; it sells to contractors, operators, and exchange buyers who are represented by regional brokers with no particular reason to look at an interior Fort Pierce parcel. An above-market 5% co-broke guarantees that every Treasure Coast broker with a contractor client pitches this property before their own listings. In a fragmented land market with no dominant platform, the co-broke is the distribution network.
Risk Analysis & Mitigating Factors
| Risk factor | Buyer concern | Mitigating factor |
|---|---|---|
| No arterial frontage | Interior location limits visibility-dependent uses | Buyer pool is targeted exclusively to uses for which frontage is irrelevant: contractor yards, outdoor storage, warehousing, fleet operations, and wholesale distribution. None of them buy visibility. All of them buy acreage. |
| Existing structure | Removal cost and unknown condition | Firm demolition bid delivered in the offering package. The land is priced with no contributory value ascribed to the improvement, so the cost is disclosed, quantified, and already reflected. |
| Zoning district confirmation | Card reflects "Industrial" without specifying IL, IH, or IX | Written zoning verification obtained from St. Lucie County pre-launch and delivered with the memorandum. Permitted-use confirmation obtained in parallel. |
| Utilities and drainage | Connection cost, capacity, stormwater and fill requirements | FPUA availability letter and drainage review completed pre-launch. Buyers underwrite from documents, not assumptions. |
| Environmental exposure | Industrial zoning, adjacent uses, and a seventy-year-old improvement | Phase I Environmental Site Assessment ordered before launch and delivered at first qualified contact. |
| Thin comparable data | Small-parcel infill land trades infrequently; offering evidence dominates public databases | We underwrite from verified deeds. Where data is thin, we say so, and we price to the buyer pool rather than to a spreadsheet. |
| Financing and interest rates | Land financing is tighter than improved-property financing | SBA 504 and 7(a) pre-engagement enables owner-user buyers at low down payments; the balance of the pool is all-cash by nature. |
The GoCommercial Advantage
Terminable by the owner on 15 days written notice, with no penalties, no fees, and no marketing reimbursement.
GoCommercial absorbs 100% of marketing, media, and production costs. If we don't close, you don't pay.
Direct call and text access to senior principals throughout the engagement. You are never passed around.
Mandatory NDA before sensitive data is shared; proof of funds or lender pre-approval required prior to LOI.
A corporately owned platform. A buyer registered in any Compass office is instantly flagged for your asset.
Our Site Entitlement and Development practice runs the zoning verification, permitted-use confirmation, and utility research directly.
Recommended Next Steps
List at $685,000 — $243,772 per acre — with a most-likely sale zone of $610,000 to $625,000. The ask sits below both the Fort Pierce and countywide industrial offering averages, in a market growing faster than almost any other in the country, which gives every buyer a defensible reason to engage and gives the seller a price that survives a lender's underwriting.
This parcel does not sell on frontage. It sells on 2.81 contiguous acres and a by-right use schedule that lets a buyer close on Friday and operate on Monday. That is the message, that is the buyer, and that is what our campaign is built to reach.
Confidentiality. By receiving this Land Valuation & Marketing Strategy and any subsequent Evaluation Material, the recipient agrees that all information provided regarding the Property is proprietary, shall be used solely for the purpose of evaluating a potential transaction, and shall not be disclosed to any third party without prior written consent from Compass Florida LLC d/b/a GoCommercial.
Basis and limitations. This analysis values the land only and ascribes no contributory value to the existing improvement. It is a broker's opinion of value, not an appraisal, and is not a substitute for one. It is prepared for the exclusive use of the named property owner and is based on market data current as of July 2026. Value conclusions are expressly contingent upon written confirmation of zoning district, permitted uses, dimensional standards under LDC § 7.04.00, utility availability, access, flood zone, title, survey, and environmental condition. Comparable data reflected herein includes active offerings, which are identified as such and are not evidence of closed market value. GoCommercial does not guarantee any specific sale price or timeline. All commission terms are as agreed in the executed listing agreement. Property data reflects St. Lucie County public records and third-party market sources believed reliable but not independently verified.
Nothing herein shall be construed as legal, accounting, or other professional advice outside the realm of real estate brokerage. GoCommercial Group is a real estate team affiliated with Compass. Compass Florida, LLC D/B/A Compass is a licensed real estate broker and abides by equal housing opportunity laws. All rights reserved. Brad Kuskin is a licensed Broker Associate in the State of Florida with License #BK3333122. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but is subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. No statement is made as to the accuracy of any description. All measurements and square footages are approximate. This is not intended to solicit property already listed.