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Property profile & analytics
FOR SALE
Strip malls
420 Indian Rocks Rd N Belleair Bluffs, FL 33770
Entity Owned
4-yr Hold
Free & Clear
Property ID
US18-2729710
For Sale
1 / 2
$1,075,000
420 Indian Rocks Rd N, Belleair Bluffs, FL 33770
View Listing →
Property summary
AI-generated overview
This exceptional Belleair Bluffs investment opportunity presents a 4,040 square foot, single-story retail storefront building situated on a 0.3-acre lot at 420 Indian Rocks Rd N, 33770. The property features three units currently leased at 3% occupancy, generating a strong return on investment with an asking price of $1,075,000 ($266.09/sq ft). The building boasts a newly resurfaced parking lot with four spaces and a recently installed roof. An additional storage building in the rear is also leased to one of the existing tenants. The property is zoned for commercial use and has a Pinellas County APN of 32-29-15-95850-002-0010. Long-term tenants are in place, providing stability and consistent income. This is a turnkey investment opportunity in a prime Belleair Bluffs location. Do not disturb tenants.
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1957
Construction
CONCRETE BLOCKS
Total area
3,304 SF
Lot
0.3 ac (13,059 SF)
APN
32-29-15-95850-002-0010
UPID
US18-2729710
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
$565k
Comparable Approach
Comparable
$847k
Blend (final)
Blend
$725k
Owner & transaction history
420 Irr Holdings LLC · 4 yrs held
420 Irr Holdings LLC
since 2022
Last sale
$750,000
1 recorded transaction
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$810,000
+30.7%
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 Belleair Bluffs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Belleair Bluffs 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
$585,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$610,000
6.5%
$565,000
7%
$525,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$620,000
Current use
COMMERCIAL (GENERAL)
$810,000
Change: +31% · Conversion: Easy
RETAIL STORES
$615,000
Change: -1% · Conversion: Easy
OFFICE BUILDING
$600,000
Change: -3% · Conversion: Moderate
WAREHOUSE, STORAGE
$600,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$725k
Range $653k – $798k · ±10% · vs last sale $750k (Jun 7 2022)
Last sale anchor
$750k
Jun 7 2022
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
$219 / 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
$12,182
Tax year 2023
Assessed value
$650,000
Assessed 2023
Previous assessed
$395,000
+64.6% YoY
Effective rate
1.87%
On assessed value
Land market value
$366,230
Improvement market value
$283,770
Total market value
$650,000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
For Sale
Year built
1957
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
AC.PACKAGE
Stories
1
Bathrooms
3
Total area
3,304 SF
Lot
0.3 ac (13,059 SF)
APN
32-29-15-95850-002-0010
UPID
US18-2729710
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$620,000
COMMERCIAL (GENERAL)
Est. value
$810,000
RETAIL STORES
Est. value
$615,000
OFFICE BUILDING
Est. value
$600,000
WAREHOUSE, STORAGE
Est. value
$600,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
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
1957
Construction
CONCRETE BLOCKS
Heating
YES
Cooling
Yes
Stories
1
Bathrooms
3
Lot
0.3 ac
Current owner
From public records · entity-resolved
420 Irr Holdings LLC
Entity
Free & Clear · 4 yrs held
Mailing address
10225 ULMERTON RD STE 12A, LARGO, FL 33771-3520
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2022
$750,000
420 Irr Holdings LLC
Deborah A Asaturian
Warranty 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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