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Property profile & analytics
OFF-MARKET
Estimated value
$2,155,000
Drive through restaurants
2551 Gulf To Bay Blvd Clearwater, FL 33765-4433
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US18-2451479
Property profile
Verified
Property type
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Year built
1982
Construction
CONCRETE BLOCKS
Total area
3,434 SF
Lot
0.63 ac (27,456 SF)
APN
18-29-16-74073-000-0010
UPID
US18-2451479
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
Current use
Occupant on record · Public records
-
Dunkin' Bakery Discount Store
-
Baskin-Robbins Grocery & Convenience Store Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.16M
Blend (final)
Blend
$2.16M
Owner & transaction history
Gulf To Bay Holdings LLC · 21 yrs held
Gulf To Bay Holdings LLC
since 2005
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.0M
+14.6%
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 Clearwater submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Clearwater 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,760,000
Current use
AUTO REPAIR, GARAGE
$2,015,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$2.16M
Range $1.94M – $2.37M · ±10%
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
$628 / 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
$19,262
Tax year 2023
Assessed value
$1,020,000
Assessed 2023
Previous assessed
$900,000
+13.3% YoY
Effective rate
1.89%
On assessed value
Land market value
$539,416
Improvement market value
$480,584
Total market value
$1,020,000
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
Drive through restaurants
Use group
DRIVE-THRU RESTAURANT, FAST FOOD
Status
Off-Market
Year built
1982
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Bathrooms
4
Total area
3,434 SF
Lot
0.63 ac (27,456 SF)
APN
18-29-16-74073-000-0010
UPID
US18-2451479
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
RESTAURANT Current
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$2.0M
RESTAURANT Current
AUTO REPAIR, GARAGE
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
1982
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
4
Lot
0.63 ac
Current owner
From public records · entity-resolved
Gulf To Bay Holdings LLC
Entity
Mailing address
901 N HERCULES AVE STE C, CLEARWATER, FL 33765-2031
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 2, 2017
—
Gulf To Bay Holdings LLC
—
Deed
related
$1,115,000 · Td Bk NA
Feb 17, 2005
—
Gulf To Bay Holdings LLC
Owner,record
Grant Deed
related
—
Oct 12, 2004
$675,000
Chris Tsavoussis
Ge Cap Franchise Finance Corp
Grant Deed
—
Oct 12, 2004
—
Gulf To Bay Holdings LLC
Tsavoussis,chris
Warranty Deed
related
—
—
—
Gulf To Bay Holdings LLC
—
Deed Of Trust
related
$1,115,000 · Td Bk NA
—
—
Gulf To Bay Holdings LLC
—
Deed Of Trust
related
$245,000 · First State Bank
—
—
Gulf To Bay Holdings LLC
—
Deed Of Trust
related
$1,107,700 · Banco Popular NA
—
—
Gulf To Bay Holdings LLC
—
Deed Of Trust
related
$604,200 · Banco Popular NA
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.
Try Rey
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