Riverfront RV
For Sale
$850,000
39849 STATE ROAD 575, Dade City, FL 33523
Commercial Sale, DADE CITY, FL
Property Size2,700 SF
Lot Size5.29 Acres
Price / SF$314.81
Days on Market16
Property Features for 39849 STATE ROAD 575
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
AR
Lot features
Waterfront
View
River
Directions
CR575 to property on left at Withlacoochee River
Subdivision
33523 - Dade City/Ridge Manor
Standard status
Active
APN
21-23-24-000.0-002.00-001.3
Size
2,700 SF
Lot size
5.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
THAT PART OF NE1/4 OF NE1/4 OF SECTION 24 LYING WEST OF SR 575 RIGHT OF WAY SOUTH OF WITHLACOOCHEE RIVER
Tax Annual Amount
6861
Legal Description
THAT PART OF NE1/4 OF NE1/4 OF SECTION 24 LYING WEST OF SR 575 RIGHT OF WAY SOUTH OF WITHLACOOCHEE RIVER
Utilities
Water front features
River Front
Water front
1
Amenities
laundry facility
community showers
Building Details
Year built
1970
Floors in Building
1
Number of units
19
Listing Agency:
FUTURE HOME REALTY INC
(813) 855-4982
Listed By:
Edward Moore, Jr. · License #3270774
(813) 781-3622
Added: Aug 10
Changed: Aug 24
Last Checked: Aug 25 at 6:06PM
MLS# TB8537040
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 RV park occupies 5.29 acres along the Withlacoochee River and includes 18 leased RV pads, eight of which have park models in rent-to-own arrangements. The property is zoned for 13 RV spots, with park models permitted under that zoning. Existing improvements include a management office, a separate laundry facility with community showers, and a single-family house that may be rehabilitated or removed. The property contains 2700 square feet and was built in 1970.
Recent site work includes a new water well pump, asphalt and gravel improvements serving the pads, and a mural at the community entrance. Electricity is included in tenant rent. The property is located at 39849 State Road 575 in Dade City, Florida, within Pasco County, with direct river frontage.
Recent site work includes a new water well pump, asphalt and gravel improvements serving the pads, and a mural at the community entrance. Electricity is included in tenant rent. The property is located at 39849 State Road 575 in Dade City, Florida, within Pasco County, with direct river frontage.
Key Highlights
- 5.29‑acre RV park with Withlacoochee River frontage
- 18 RV pads are currently leased; zoning allows 13 RV spots
- 8 park models are in rent‑to‑own status
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
$24,832
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
2.92%
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%
$496,640
$496.6K
Cap Rate 7%
$354,743
$354.7K
Cap Rate 9%
$275,911
$275.9K
Market Conditions
NOI Build-Up for 2,700 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
$48.6K $18.00/SF
− Vacancy
−$3.5K −$1.28/SF
EGI
$45.1K $16.72/SF
− OpEx
−$20.3K −$7.52/SF
NOI
$24.8K $9.20/SF
Area
Pasco County, FL
Vacancy
7.10%
Lease Rate
$18.00 /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%
$496,640
Cap Rate 7%
$354,743
Cap Rate 9%
$275,911
Alternative Uses
Best Use
Apartment 5plus
$354.7K
$310.4K – $413.9K
NOI $24,832 @ 7.0% cap · market cap 2.92%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$615.0K
$538.2K – $717.6K
NOI $43,053 @ 7.0% cap · market cap 5.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Explore this area
Business Placement
Demographics for 33523, FL
18,540
Population
8,132
Households
2.3
Avg Household Size
42
Median Age
21%
College-Educated
83%
High-School Grad
105.4 sq mi
ZIP Area
176
Density / Sq Mi
$60,897
Median Household Income
$35,283
Median Earnings
$1,020
Median Rent
$231,700
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - AR-zoned riverfront property with RV pads, park models, an office, laundry building, and community showers.
Where is this mobile home & rv park located?
The property is located at 39849 STATE ROAD 575 Dade City, FL.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: 5.29‑acre RV park with Withlacoochee River frontage; 18 RV pads are currently leased; zoning allows 13 RV spots; 8 park models are in rent‑to‑own status
