Unique Ruskin Mixed-Use
For Sale
$944,988
100 E Shell Point Rd, Ruskin, FL 33570
Two-story commercial/residential building with flexible mixed-use potential.
Property Size6,758 SF
Price / SF$139.83
Days on Market137
Property Features for 100 E Shell Point Rd
General Information
Standard status
Active
Size
6,758 SF
Building Details
Year Built
1977
Listing Agency:
KELLER WILLIAMS REALTY- PALM H
Listed By:
Brandon Rimes · License #3228106
(813) 917-1894
Source:
Chenoregroup
Added: Apr 24
Changed: Sep 6
Last Checked: Sep 6 at 12:43PM
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 REALTY- PALM H
Investment Insights
Based on property information with market context.
This two-story commercial/residential building offers approximately 6,500 sq. ft. of space. The building's design is inspired by the De Stijl Dutch artistic movement. The second floor offers approximately 3,400 sq. ft. and includes four spacious units: two one-bedroom apartments (approximately 900 sq. ft. each) and two office suites (approximately 650 sq. ft. each). These units provide opportunities for residential rentals, office space, or potential short-term rental use, subject to local regulations. The main floor was renovated in 2020 and features a large open space, workshop area, storage space, and an additional large suite with a full bathroom and kitchen. The main floor is suited for creative businesses, retail concepts, studio, or professional office. Additional features include two exterior staircases with no interior stairs, providing convenient access to the upper units, as well as a large parking area behind the building plus front parking spaces for customers and tenants. This property opens the door to numerous opportunities including residential rental, retail, office space, creative studios, galleries, mixed-use concepts, or potential short-term rentals such as Airbnb. The site may also present a future development opportunity with the potential for approximately 20 units. The bike score is 47, indicating it is somewhat bikeable, and the walk score is 45, indicating car-dependent.
Key Highlights
- High‑visibility catty‑corner lot in the heart of Ruskin.
- Unique, De Stijl Dutch‑inspired geometric design and modern aesthetic.
- Flexible mixed‑use potential with approximately 6,500 sq. ft. of space.
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
—
—
no second resolved use
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
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-story commercial/residential building with flexible mixed-use potential.
Where is this mixed-use property located?
The property is located at 100 E Shell Point Rd 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: High‑visibility catty‑corner lot in the heart of Ruskin.; Unique, De Stijl Dutch‑inspired geometric design and modern aesthetic.; Flexible mixed‑use potential with approximately 6,500 sq. ft. of space.
