Waterfront Mobile Home & RV
New
For Sale
$999,000
11224 Restwood Dr, Gibsonton, FL 33534
Cleared, secured site with stubbed utility connections and residential land-use designation.
Property Size2,990 SF
Lot Size1.03 Acres
Days on Market2
Property Features for 11224 Restwood Dr
General Information
Standard status
Active
Size
2,990 SF
Class
C
Lot size
1.03 Acres
Property subtype
Multi-Family
Zoning
RSC-6
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Building Details
Building Size
2,990 SF
Year Built
1984
Units
6
Listing Agency:
Bay Street Commercial
(813) 254-6756
Listed By:
Michael Braccia, P.A. · License #SL3033512
Source:
Commercialcafe
Added: Aug 15
Changed: Aug 16
Last Checked: Aug 16 at 5:44AM
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 Bay Street Commercial
Investment Insights
Based on property information with market context.
This waterfront mobile home and RV property occupies a cleared 1.025-acre site along Bullfrog Creek, with access to Tampa Bay. The grounds are enclosed by fencing and gates, and improvements include a new asphalt roadway and poured driveways. Plumbing connections are stubbed for 7 units, while 4 existing electrical meters and panels serve the property. Existing income is in place, and the site carries RSC-6 zoning with a Residential 6 Future Land Use designation.
The property is positioned near US 41, S. Tamiami Trail, I-75, and US 301, providing connections to surrounding areas while remaining set back from the primary roads. It is also included in Hillsborough County’s Septic to Sewer Program. Any future development or permitted use should be evaluated with the local municipality and appropriate professionals.
The property is positioned near US 41, S. Tamiami Trail, I-75, and US 301, providing connections to surrounding areas while remaining set back from the primary roads. It is also included in Hillsborough County’s Septic to Sewer Program. Any future development or permitted use should be evaluated with the local municipality and appropriate professionals.
Key Highlights
- Waterfront 1.025‑acre site bordering Bullfrog Creek with direct access to Tampa Bay
- Plumbing connections stubbed for 7 units
- 4 existing electrical meters and panels
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
$35,171
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
3.52%
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%
$703,420
$703.4K
Cap Rate 7%
$502,443
$502.4K
Cap Rate 9%
$390,789
$390.8K
Market Conditions
NOI Build-Up for 2,990 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
$67.5K $22.56/SF
− Vacancy
−$3.5K −$1.17/SF
EGI
$63.9K $21.39/SF
− OpEx
−$28.8K −$9.62/SF
NOI
$35.2K $11.76/SF
Area
Brandon, FL
Vacancy
5.20%
Lease Rate
$22.56 /SF/Yr
Expense Ratio
45.00%
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%
$703,420
Cap Rate 7%
$502,443
Cap Rate 9%
$390,789
Alternative Uses
Best Use
Apartment 5plus
$502.4K
$439.6K – $586.2K
NOI $35,171 @ 7.0% cap · market cap 3.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.12M
$984.2K – $1.31M
NOI $78,735 @ 7.0% cap · market cap 7.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
153
Businesses Nearby
Explore this area
Business Placement
Demographics for 33534, FL
17,952
Population
6,219
Households
2.9
Avg Household Size
33
Median Age
19%
College-Educated
81%
High-School Grad
13.2 sq mi
ZIP Area
1,360
Density / Sq Mi
$73,600
Median Household Income
$43,091
Median Earnings
$1,364
Median Rent
$274,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Cleared, secured site with stubbed utility connections and residential land-use designation.
Where is this mobile home & rv park located?
The property is located at 11224 Restwood Dr Gibsonton, FL.
What is the asking price?
The asking price for this property is $999,000.
What are key features of this property?
This property features: Waterfront 1.025‑acre site bordering Bullfrog Creek with direct access to Tampa Bay; Plumbing connections stubbed for 7 units; 4 existing electrical meters and panels
