Agricultural Land With Mobile
For Sale
Under Contract
$699,999
12730 BULLFROG CREEK Road, Gibsonton, FL 33534
Land, GIBSONTON, FL
Property Size3,100 SF
Lot Size8.06 Acres
Price / SF$225.81
Days on Market201
Property Features for 12730 BULLFROG CREEK Road
General Information
Property type
Land
Property subtype
Other
Zoning
AR
Subdivision
ROLISON PLATTED SUB
Lot features
Buildable, City Limits, Pasture, Private, Stocked Fishing Ponds
Elementary school
Corr-HB
Middle school
Eisenhower-HB
High school
East Bay-HB
Directions
From 75 Take exit 246 and head east on Big Bend Road. Left on Lincoln Rd. Left on Old Big Bend Rd. At the traffic circle continue straight to Bullfrog Creek Rd. Destination will be on your right.
Standard status
Active Under Contract
APN
U-07-31-20-2UG-000000-00002.1
Lot size
8.06 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
ROLISON PLATTED SUBDIVISION LOT 2 LESS N 175 FT THEREOF
Tax Annual Amount
3808
Legal Description
ROLISON PLATTED SUBDIVISION LOT 2 LESS N 175 FT THEREOF
Utilities
Utilities
Water Available
Sewer type
Septic Tank, Public Sewer
Water source
Well, Public
Listing Agency:
27NORTH REALTY
(813) 645-4663
Listed By:
Erin Connelly · License #3574342
(702) 858-5454
Added: Feb 12
Changed: Aug 20
Last Checked: Sep 1 at 2:06PM
MLS# TB8477347
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This agricultural land property includes a 3,100-square-foot mobile home with four bedrooms and 3.5 bathrooms. Bullfrog Creek crosses the tract, creating separate areas of approximately 3 acres and 5 acres. The property is zoned Agricultural Residential (AR), with a Future Land Use designation of SMU-6 (Suburban Mixed Use-6).
The site is located at 12730 Bullfrog Creek Road in Gibsonton, approximately one mile north of the I-75 and Big Bend Road interchange, with access to I-75 and Highway 301. An 8-inch water main and 6-inch force main are located at the road. The SMU-6 designation identifies potential for clustered residential development, neighborhood-scale commercial, office, research park, or light industrial uses through site-planned rezoning and county approval.
The site is located at 12730 Bullfrog Creek Road in Gibsonton, approximately one mile north of the I-75 and Big Bend Road interchange, with access to I-75 and Highway 301. An 8-inch water main and 6-inch force main are located at the road. The SMU-6 designation identifies potential for clustered residential development, neighborhood-scale commercial, office, research park, or light industrial uses through site-planned rezoning and county approval.
Key Highlights
- 3,100‑square‑foot mobile home with 4 bedrooms and 3.5 bathrooms
- Bullfrog Creek crosses the property, dividing it into areas of approximately 3 acres and 5 acres
- Agricultural Residential (AR) zoning
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
$36,465
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
5.21%
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%
$729,300
$729.3K
Cap Rate 7%
$520,929
$520.9K
Cap Rate 9%
$405,167
$405.2K
Market Conditions
NOI Build-Up for 3,100 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
$69.9K $22.56/SF
− Vacancy
−$3.6K −$1.17/SF
EGI
$66.3K $21.39/SF
− OpEx
−$29.8K −$9.62/SF
NOI
$36.5K $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%
$729,300
Cap Rate 7%
$520,929
Cap Rate 9%
$405,167
Alternative Uses
Best Use
Apartment 5plus
$520.9K
$455.8K – $607.8K
NOI $36,465 @ 7.0% cap · market cap 5.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.17M
$1.02M – $1.36M
NOI $81,632 @ 7.0% cap · market cap 11.66%
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
67
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
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Residential land & home lot - AR-zoned acreage includes a four-bedroom mobile home, creek frontage, and water and sewer infrastructure at the road.
Where is this residential land & home lot located?
The property is located at 12730 BULLFROG CREEK Road Gibsonton, FL.
What is the asking price?
The asking price for this property is $699,999.
What are key features of this property?
This property features: 3,100‑square‑foot mobile home with 4 bedrooms and 3.5 bathrooms; Bullfrog Creek crosses the property, dividing it into areas of approximately 3 acres and 5 acres; Agricultural Residential (AR) zoning
