Two-Building Mixed-Use
For Sale
$379,000
110 W Shell Point Rd, Ruskin, FL 33570
Mixed-use zoning combines office, warehouse, and residential components across two separate buildings.
Property Size3,597 SF
Price / SF$105.37
Days on Market15
Property Features for 110 W Shell Point Rd
General Information
Standard status
Active
Size
3,597 SF
Building Details
Year Built
1985
Listing Agency:
KELLER WILLIAMS SOUTH SHORE
(813) 392-9166
Listed By:
Cathy Griggs · License #3086739
Source:
Livewelltampabay
Added: Aug 17
Changed: Aug 30
Last Checked: Aug 30 at 9:40PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of KELLER WILLIAMS SOUTH SHORE
Investment Insights
Based on property information with market context.
This mixed-use property contains 3,597 square feet across two buildings on an almost quarter-acre parcel. The larger structure is two stories, with commercial office and warehouse storage areas on the ground level. Multiple reception areas, bathrooms, and entrances support the existing office configuration. Upstairs, a 2-bedroom, 2-bath apartment includes a new AC system installed in 2026 and luxury vinyl plank flooring.
The second building provides additional commercial space with a lobby, tile flooring throughout, a full bathroom with shower stall, and several work areas. The property carries mixed-use zoning and is located off West Shell Point Road in Ruskin, near US-41 and a few miles from I-75.
The second building provides additional commercial space with a lobby, tile flooring throughout, a full bathroom with shower stall, and several work areas. The property carries mixed-use zoning and is located off West Shell Point Road in Ruskin, near US-41 and a few miles from I-75.
Key Highlights
- 3,597 SF across two buildings on an almost quarter‑acre parcel
- Mixed‑use zoning with office, warehouse, and residential components
- Larger building includes a 2‑bedroom, 2‑bath upstairs apartment
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
$24,273
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
6.40%
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%
$485,460
$485.5K
Cap Rate 7%
$346,757
$346.8K
Cap Rate 9%
$269,700
$269.7K
Market Conditions
NOI Build-Up for 3,597 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
$39.7K $11.04/SF
− Vacancy
−$7.3K −$2.04/SF
EGI
$32.4K $9.00/SF
− OpEx
−$8.1K −$2.25/SF
NOI
$24.3K $6.75/SF
Area
Hillsborough County, FL
Vacancy
18.50%
Lease Rate
$11.04 /SF/Yr
Expense Ratio
25.00%
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%
$485,460
Cap Rate 7%
$346,757
Cap Rate 9%
$269,700
Alternative Uses
Best Use
Mixed Use
$638.2K
$558.4K – $744.6K
NOI $44,675 @ 7.0% cap · market cap 11.79%
Second Best
Warehouse
$544.8K
$476.7K – $635.7K
NOI $38,139 @ 7.0% cap · market cap 10.06%
Theoretical Best
Office A
$1.04M
$911.5K – $1.22M
NOI $72,920 @ 7.0% cap · market cap 19.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
530
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 - Mixed-use zoning combines office, warehouse, and residential components across two separate buildings.
Where is this mixed-use property located?
The property is located at 110 W Shell Point Rd Ruskin, FL.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: 3,597 SF across two buildings on an almost quarter‑acre parcel; Mixed‑use zoning with office, warehouse, and residential components; Larger building includes a 2‑bedroom, 2‑bath upstairs apartment
