Remodeled Quadplex with
For Sale
$995,000
Pending
3106 BLOOMINGDALE VILLAS COURT, Brandon, FL 33511
Four two-bedroom residences feature private patios, in-unit laundry, updated finishes, and a fenced outdoor area.
Property Size3,468 SF
Days on Market546
Property Features for 3106 BLOOMINGDALE VILLAS COURT
General Information
Standard status
Pending
Size
3,468 SF
Total Parking Spaces
11
Property subtype
Multi Family
Units
Unit Mix
4 x 2BR/2BA
Multifamily Units
4
Additional Details
Highway Access
Yes
Sprinkler System
Yes
Taxes and HOA fees
Annual Taxes
$9,544
Amenities
patios
in-unit laundry
fenced yard
Building Details
Year Built
1987
Buildings
1
Listing Agency:
BILLERO & BILLERO - BEACH OFFC
(772) 231-0001
Listed By:
Gene Billero · License #595830
(772) 231-0001
Source:
Exitrealty
Added: Mar 3, 2025
Changed: Aug 31
Last Checked: Aug 31 at 2:38PM
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 BILLERO & BILLERO - BEACH OFFC
Investment Insights
Based on property information with market context.
This 3,468-square-foot quadplex contains four two-bedroom, two-bath residences. Each unit includes a patio and its own laundry area. Interior improvements include wood and vinyl flooring, en-suite bathroom updates, stainless steel appliances, quartz countertops, and fresh paint. The property also has a new air-conditioning system, a 2024 shingle roof, an updated sprinkler system, new landscaping, and a fenced yard.
Eleven off-street parking spaces serve the building. Two units are currently rented. The property is located at 3106 Bloomingdale Villas Court in Brandon, Florida, with access to major roadways and the airport.
Eleven off-street parking spaces serve the building. Two units are currently rented. The property is located at 3106 Bloomingdale Villas Court in Brandon, Florida, with access to major roadways and the airport.
Key Highlights
- Four 2‑bedroom, 2‑bath units with patios and laundry in each
- 3,468 square feet on a 0.00‑acre lot
- New shingle roof installed in 2024
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
$45,692
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
4.59%
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%
$913,840
$913.8K
Cap Rate 7%
$652,743
$652.7K
Cap Rate 9%
$507,689
$507.7K
Market Conditions
NOI Build-Up for 3,468 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
$68.7K $19.80/SF
− Vacancy
−$3.4K −$0.98/SF
EGI
$65.3K $18.82/SF
− OpEx
−$19.6K −$5.65/SF
NOI
$45.7K $13.18/SF
Area
Brandon, FL
Vacancy
4.94%
Lease Rate
$19.80 /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%
$913,840
Cap Rate 7%
$652,743
Cap Rate 9%
$507,689
Alternative Uses
Best Use
Multifamily LT 5
$652.7K
$571.2K – $761.5K
NOI $45,692 @ 7.0% cap · market cap 4.59%
Second Best
Apartment 5plus
$582.8K
$509.9K – $679.9K
NOI $40,793 @ 7.0% cap · market cap 4.10%
Theoretical Best
Office A
$1.30M
$1.14M – $1.52M
NOI $91,322 @ 7.0% cap · market cap 9.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Sprinkler system
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
780
Businesses Nearby
Explore this area
Business Placement
Demographics for 33511, FL
56,627
Population
24,579
Households
2.3
Avg Household Size
38
Median Age
35%
College-Educated
91%
High-School Grad
16.0 sq mi
ZIP Area
3,539
Density / Sq Mi
$77,383
Median Household Income
$44,521
Median Earnings
$1,684
Median Rent
$324,900
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?
Quadplex - Four two-bedroom residences feature private patios, in-unit laundry, updated finishes, and a fenced outdoor area.
Where is this quadplex located?
The property is located at 3106 BLOOMINGDALE VILLAS COURT Brandon, FL.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Four 2‑bedroom, 2‑bath units with patios and laundry in each; 3,468 square feet on a 0.00‑acre lot; New shingle roof installed in 2024
