Two-Story Mixed-Use
For Sale
$944,988
100 E SHELL POINT Road, Ruskin, FL 33570
Commercial Sale, RUSKIN, FL
Property Size6,758 SF
Lot Size0.48 Acres
Price / SF$139.83
Days on Market168
Property Features for 100 E SHELL POINT Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RTC-1
Window features
Blinds
Appliances
Microwave, Refrigerator
Subdivision
MANRING & EMERY SUB
Lot features
Corner Lot
Directions
From Big Bend and I-75, Go South on I-75, take exit 240B onto FL-674 W/College Ave. toward Ruskin. Turn right onto 2nd St SE then left onto Shell Point Rd. Property will be on the right
Standard status
Active
APN
U-05-32-19-1V3-000002-00017.0
Size
6,758 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
MANRING AND EMERY SUBDIVISION LOTS 17 AND 18 BLOCK 2
Tax Annual Amount
7014
Legal Description
MANRING AND EMERY SUBDIVISION LOTS 17 AND 18 BLOCK 2
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
1977
Floors in Building
2
Flooring type
Vinyl
Building materials
Block, Stucco
Listing Agency:
KELLER WILLIAMS REALTY- PALM H
(727) 772-0772
Listed By:
Brandon Rimes · License #3228106
(813) 917-1894
Added: Mar 12
Changed: Aug 24
Last Checked: Aug 26 at 1:06AM
MLS# TB8485013
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-story mixed-use property contains 6,758 square feet on a 0.48-acre site. The main level was renovated in 2020 and includes a broad open area, workshop, storage, and a separate suite with a kitchen and full bathroom. The layout supports commercial, studio, gallery, and office configurations described for the property.
The upper level contains four units: two one-bedroom apartments and two office suites. Two exterior staircases provide access without interior stairs. Parking is available behind the building and along the front. Block and stucco construction, vinyl flooring, central heating and central air, public water, and public sewer are included. The property is identified with RTC-1 zoning.
The upper level contains four units: two one-bedroom apartments and two office suites. Two exterior staircases provide access without interior stairs. Parking is available behind the building and along the front. Block and stucco construction, vinyl flooring, central heating and central air, public water, and public sewer are included. The property is identified with RTC-1 zoning.
Key Highlights
- 6,758‑square‑foot mixed‑use building on 0.48 acres
- Main floor renovated in 2020
- Four upper‑level units: two one‑bedroom apartments and two office suites
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$83,934
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.88%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,678,680
$1.7M
Cap Rate 7%
$1,199,057
$1.2M
Cap Rate 9%
$932,600
$932.6K
Market Conditions
NOI Build-Up for 6,758 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$146.0K $21.60/SF
− Vacancy
−$11.7K −$1.73/SF
EGI
$134.3K $19.87/SF
− OpEx
−$50.4K −$7.45/SF
NOI
$83.9K $12.42/SF
Area
Hillsborough County, FL
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,678,680
Cap Rate 7%
$1,199,057
Cap Rate 9%
$932,600
Alternative Uses
Best Use
Mixed Use
$1.20M
$1.05M – $1.40M
NOI $83,934 @ 7.0% cap · market cap 8.88%
Second Best
Retail
$947.8K
$829.3K – $1.11M
NOI $66,347 @ 7.0% cap · market cap 7.02%
Theoretical Best
Office A
$1.96M
$1.71M – $2.28M
NOI $137,002 @ 7.0% cap · market cap 14.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
526
Businesses Nearby
Explore this area
Business Placement
Demographics for 33570, FL
33,348
Population
14,049
Households
2.4
Avg Household Size
37
Median Age
22%
College-Educated
88%
High-School Grad
41.8 sq mi
ZIP Area
798
Density / Sq Mi
$69,048
Median Household Income
$41,333
Median Earnings
$1,217
Median Rent
$255,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated main-floor space includes an open area, workshop, storage, suite, kitchen, and full bathroom.
Where is this mixed-use property located?
The property is located at 100 E SHELL POINT Road Ruskin, FL.
What is the asking price?
The asking price for this property is $944,988.
What are key features of this property?
This property features: 6,758‑square‑foot mixed‑use building on 0.48 acres; Main floor renovated in 2020; Four upper‑level units: two one‑bedroom apartments and two office suites
