Renovated Duplex with Private
For Sale
$425,000
Pending
11411 COLONY HILL DRIVE, Seffner, FL 33584
Two-unit residential income property with updated kitchens, separate parking, private outdoor areas, and month-to-month tenancy.
Property Size1,705 SF
Days on Market758
Property Features for 11411 COLONY HILL DRIVE
General Information
Standard status
Pending
Size
1,705 SF
Property subtype
Multi Family
Additional Details
Gross Income
$37,200
Utilities to Site
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,956
Amenities
separate parking
storage shed
private backyard
Building Details
Year Built
1982
Buildings
1
Listing Agency:
FRANK ALBERT REALTY
(813) 546-2503
Listed By:
Frank Albert · License #3245774
(813) 546-2503
Source:
Exitrealty
Added: Aug 3, 2024
Changed: Aug 29
Last Checked: Aug 29 at 9:39PM
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 FRANK ALBERT REALTY
Investment Insights
Based on property information with market context.
This 1,705-square-foot duplex, built in 1982, has updated interiors across both units. Each side includes wood-look tile flooring, an open living arrangement, contemporary fixtures, and renovated kitchens with granite counters, added storage, and newer appliances. Air-conditioning systems were completed in approximately 2020/2021, and one unit has newer windows. A new roof was installed in November, 2022.
The property provides separate parking areas, individual backyards, and a large storage shed for each unit. A brand new well serves the property. Both residences are currently occupied under month-to-month leases, and each tenant has expressed interest in renewing. The duplex is located at 11411 COLONY HILL DRIVE, SEFFNER, FL 33584.
The property provides separate parking areas, individual backyards, and a large storage shed for each unit. A brand new well serves the property. Both residences are currently occupied under month-to-month leases, and each tenant has expressed interest in renewing. The duplex is located at 11411 COLONY HILL DRIVE, SEFFNER, FL 33584.
Key Highlights
- 1,705‑square‑foot duplex built in 1982
- Updated kitchens with granite countertops, storage, and newer appliances
- Air‑conditioning systems completed in approximately 2020/2021
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
$19,901
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
4.68%
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%
$398,020
$398.0K
Cap Rate 7%
$284,300
$284.3K
Cap Rate 9%
$221,122
$221.1K
Market Conditions
NOI Build-Up for 1,705 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
$30.5K $17.88/SF
− Vacancy
−$2.1K −$1.21/SF
EGI
$28.4K $16.67/SF
− OpEx
−$8.5K −$5.00/SF
NOI
$19.9K $11.67/SF
Area
Hillsborough County, FL
Vacancy
6.74%
Lease Rate
$17.88 /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%
$398,020
Cap Rate 7%
$284,300
Cap Rate 9%
$221,122
Alternative Uses
Best Use
Multifamily LT 5
$284.3K
$248.8K – $331.7K
NOI $19,901 @ 7.0% cap · market cap 4.68%
Second Best
Apartment 5plus
$224.0K
$196.0K – $261.4K
NOI $15,681 @ 7.0% cap · market cap 3.69%
Theoretical Best
Office A
$493.8K
$432.1K – $576.1K
NOI $34,565 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
Explore this area
Business Placement
Demographics for 33584, FL
27,503
Population
10,906
Households
2.5
Avg Household Size
39
Median Age
26%
College-Educated
88%
High-School Grad
19.2 sq mi
ZIP Area
1,432
Density / Sq Mi
$68,330
Median Household Income
$42,648
Median Earnings
$1,379
Median Rent
$280,700
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?
Duplex - Two-unit residential income property with updated kitchens, separate parking, private outdoor areas, and month-to-month tenancy.
Where is this duplex located?
The property is located at 11411 COLONY HILL DRIVE Seffner, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,705‑square‑foot duplex built in 1982; Updated kitchens with granite countertops, storage, and newer appliances; Air‑conditioning systems completed in approximately 2020/2021
