Commercial Land with Existing
For Sale
Contact for pricing
2085 Gulf to Bay Blvd, Clearwater, FL 33764
Assemblage includes an income-producing automotive building, a former dealership, and a separately available parcel.
Property Size63,000 SF
Price / SF$300
Days on Market124
Property Features for 2085 Gulf to Bay Blvd
General Information
Standard status
Active
Size
63,000 SF
Total Parking Spaces
1009
Property subtype
Retail, Land, Special Purpose
Zoning
C (Commercial District)
Building Details
Buildings
2
Units
1007
Tenancy
Single
Listing Agency:
Newmark Miami
Listed By:
Chase Deuschle · License #BK3168499
Source:
Crexi
Added: Apr 29
Changed: Aug 30
Last Checked: Aug 30 at 7:12PM
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 Newmark Miami
Investment Insights
Based on property information with market context.
This commercial land offering comprises two adjacent parcels totaling 10.92 acres in Clearwater, Florida. The 8.08-acre parcel contains a 2.05-acre building measuring 24,082 SF and occupied by Caliber Collision; the franchise is not included. The same parcel also includes a former dealership with rooftop parking.
The separate 2.84-acre parcel provides an additional component for ownership or investment use. C Commercial District zoning is identified for the property, with retail, service, office, and automotive uses supported in the source information. The assemblage is positioned along Gulf to Bay Boulevard within a major commercial corridor and near Clearwater Mall, U.S. 19, and major retailers.
The separate 2.84-acre parcel provides an additional component for ownership or investment use. C Commercial District zoning is identified for the property, with retail, service, office, and automotive uses supported in the source information. The assemblage is positioned along Gulf to Bay Boulevard within a major commercial corridor and near Clearwater Mall, U.S. 19, and major retailers.
Key Highlights
- Two adjacent parcels total 10.92 acres
- 8.08‑acre parcel includes a 2.05‑acre, 24,082 SF building
- Building is leased to Caliber Collision; franchise is not included
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
$754,110
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
3.99%
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%
$15,082,200
$15.1M
Cap Rate 7%
$10,773,000
$10.8M
Cap Rate 9%
$8,379,000
$8.4M
Market Conditions
NOI Build-Up for 63,000 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
$1.13M $18.00/SF
− Vacancy
−$56.7K −$0.90/SF
EGI
$1.08M $17.10/SF
− OpEx
−$323.2K −$5.13/SF
NOI
$754.1K $11.97/SF
Area
Clearwater, FL
Vacancy
5.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$15,082,200
Cap Rate 7%
$10,773,000
Cap Rate 9%
$8,379,000
Alternative Uses
Best Use
Retail
$10.77M
$9.43M – $12.57M
NOI $754,110 @ 7.0% cap · market cap 3.99%
Second Best
Industrial
$6.60M
$5.78M – $7.70M
NOI $462,034 @ 7.0% cap · market cap 2.44%
Theoretical Best
Office A
$17.68M
$15.47M – $20.62M
NOI $1,237,264 @ 7.0% cap · market cap 6.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,559
Businesses Nearby
Explore this area
Business Placement
Demographics for 33764, FL
27,547
Population
15,193
Households
1.8
Avg Household Size
50
Median Age
32%
College-Educated
93%
High-School Grad
6.3 sq mi
ZIP Area
4,373
Density / Sq Mi
$64,573
Median Household Income
$45,949
Median Earnings
$1,622
Median Rent
$302,500
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Assemblage includes an income-producing automotive building, a former dealership, and a separately available parcel.
Where is this commercial land located?
The property is located at 2085 Gulf to Bay Blvd Clearwater, FL.
What is the asking price?
The asking price for this property is $18,900,000.
What are key features of this property?
This property features: Two adjacent parcels total 10.92 acres; 8.08‑acre parcel includes a 2.05‑acre, 24,082 SF building; Building is leased to Caliber Collision; franchise is not included
