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Property profile & analytics
OFF-MARKET
Estimated value
$590,000
Office buildings
16401 Gulf Blvd North Redington Beach, FL 33708-1543
Individually Owned
~
Est. High Equity
Property ID
US18-9699520
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
CONCRETE BLOCKS
Total area
1,596 SF
Lot
0.17 ac (7,606 SF)
APN
05-31-15-73836-000-0110
UPID
US18-9699520
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$405k
Comparable Approach
Comparable
$534k
Blend (final)
Blend
$590k
Owner & transaction history
Francis Michael Massucci
Francis Michael Massucci
since 2026
Last sale
$638,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$555,000
+17.4%
Neighborhood: shopping center
$505,000
+7.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs North Redington Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs North Redington Beach submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$605,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$440,000
6.5%
$405,000
7%
$380,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$475,000
Current use
AUTO REPAIR, GARAGE
$555,000
Change: +17% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$505,000
Change: +7% · Conversion: Difficult
WAREHOUSE, STORAGE
$385,000
Change: -19% · Conversion: Difficult
Blend value · Realmo final
$590k
Range $531k – $649k · ±10% · vs last sale $638k (Aug 1 2023)
Last sale anchor
$638k
Aug 1 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$370 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$4,733
Tax year 2023
Assessed value
$325,000
Assessed 2023
Previous assessed
$275,000
+18.2% YoY
Effective rate
1.46%
On assessed value
Land market value
$213,557
Improvement market value
$111,443
Total market value
$325,000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1971
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Bathrooms
2
Total area
1,596 SF
Lot
0.17 ac (7,606 SF)
APN
05-31-15-73836-000-0110
UPID
US18-9699520
Jurisdiction
PINELLAS
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$475,000
AUTO REPAIR, GARAGE
Est. value
$555,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$505,000
WAREHOUSE, STORAGE
Est. value
$385,000
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1971
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Francis Michael Massucci
Individual
Mailing address
6498 GULF BLVD, ST PETE BEACH, FL 33706-2141
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2026
$830,000
Francis Michael Massucci
Beach Time Realty Group LLC
Warranty Deed
—
Aug 1, 2023
$638,000
Beach Time Realty Group LLC
Angela H Busse
Warranty Deed
$518,000 · Busse Family Trust
Sep 10, 2014
—
Busse Family Trust
Busse,eric S & Angela H
Quit Claim Deed
related
—
Aug 12, 2013
$250,000
Eric S Busse
M & W Florida Properties LLC
Warranty Deed
$100,000 · M & W Florida Properties LLC
Nov 19, 2009
—
M & W Florida Properties LLC
Messmore John W Trust
Warranty Deed
—
Mar 10, 2008
$440,000
John W Amended Messmore
Jorgensen Moore Ltd
Warranty Deed
—
Apr 4, 2003
$220,000
Jorgensen Moore Ltd
Suncoast Resort Rentals INC
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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