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    Michael Braccia, Pa, Tampa, FL

    License ID: 3033512
    BAY STREET COMMERCIAL LLC
    Years of Experience
    11

    Contact details

    Phone:
    (813) 625-2375

    Performance

    Listings
    14
    Total transactions
    43
    Total transactions amount
    $30M
    Price range
    $465k - 1M
    Average price
    $698k

    Listings

    For Sale (13)

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    • Contact for pricing
      3,550 SF

      Crown Point Center Office Condominiums

      Two contiguous office condos in well-maintained professional center.
      13191 Starkey Rd, Largo, FL 33773
      View Details
    • $2,200,000
      4,000 SF

      South Tampa Retail Building For Sale

      Freestanding retail building in South Tampa with three separate units.
      3226 W Kennedy Blvd, Tampa, FL 33609
      View Details
    • $1,289,000
      2,298 SF

      South Tampa Professional Office Building

      Single-story office building in vibrant South Tampa/Hyde Park market.
      114 S Fremont Ave, Tampa, FL 33606
      View Details
    • $389,000

      New Port Richey Office Building

      2,920 SF professional office building in New Port Richey, FL.
      5427 Water St, New Port Richey, FL 34652
      View Details
    • $740,000
      3,550 SF

      Crown Point Office Condominiums

      Two contiguous office condos in well-maintained Largo professional center.
      13191 Starkey Rd #15, Largo, FL 33773
      View Details
    • $389,000
      2,920 SF

      New Port Richey Office Building

      2,920 SF professional office building in New Port Richey.
      5427 Water St, New Port Richey, FL 34652
      View Details
    • $4,499,000
      42,594 SF

      Tampa Manufacturing Facility with Warehouses

      2.31-acre manufacturing-zoned parcel with multiple structures totaling 42,594 SF.
      5101 24Th Ave S, Tampa, FL 33619
      View Details
    • $3,500,000
      33,748 SF

      Professional Office Building For Sale

      Well-maintained office building with income and upside potential.
      7815 N Dale Mabry Hwy, Tampa, FL 33614
      View Details
    • $4,890,000
      Pending

      Industrial Site with Two Warehouses

      2.14-acre industrial site with two warehouse buildings totaling 51,599 SF.
      5208 Saint Paul St, Tampa, FL 33619
      View Details
    • $1,850,000
      Pending

      South Tampa Live-Work Office Building

      3,080 SF live-work space in the heart of South Tampa.
      307 S Willow Ave, Tampa, FL 33606
      View Details
    • $999,000

      Prime Retail/Commercial Site Available

      Half-acre commercial site with frontage on West Shore Boulevard.
      6112 West Shore Blvd, Tampa, FL 33616
      View Details
    • $740,000
      3,550 SF

      Crown Point Center Office Condominiums

      Two contiguous office condos in a well-maintained professional center.
      13191 Starkey Rd, Largo, FL 33773
      View Details
    • $1,350,000

      Howard Avenue Development Site

      Vacant commercial land suitable for multi-family or retail development.
      2103 North Howard Ave, Tampa, FL 33607
      View Details

    For Lease (1)

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    • $30,096
      53,656 SF

      Retail Space in Skyway Marina

      High-visibility retail spaces available in St. Petersburg shopping center.
      2900 34Th St S, St Petersburg, FL 33711
      View Details

    Leases and Sales on Map

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    Michael Braccia, Pa, Tampa, FL
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    Michael Braccia, Pa, Tampa, FL
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