Three-Triplex Multifamily
For Sale
$1,200,000
4106 WILLOW S Drive, Mulberry, FL 33860
Commercial Sale, MULBERRY, FL
Property Size6,096 SF
Lot Size0.35 Acres
Price / SF$196.85
Days on Market58
Property Features for 4106 WILLOW S Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R-3
Subdivision
WILL-O-WOODS
Directions
HWY 60 EAST, TURN UNTO WILLOW RD, THEN TURN RIGHT UNTO WILLOW DR SOUTH, TWO TRIPLEXES WILL BE ON THE RIGHT, THIRD TRIPLEX IS LOCATED ON WILLOW WEST. 4106 WILLOW SOUTH,
Standard status
Active
APN
23-29-33-142370-000060
Size
6,096 SF
Lot size
0.35 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
WILL-O-WOODS SUB PB 67 PG 1 LOT 6
Tax Annual Amount
4427
Legal Description
WILL-O-WOODS SUB PB 67 PG 1 LOT 6
Utilities
Cooling system
Central Air
Building Details
Year built
1980
Floors in Building
1
Number of units
3
Building materials
Block
Listing Agency:
SOUTHERN BELLE REALTY
(863) 299-7800
Listed By:
Reta Stead · License #681291
(863) 299-7800
Added: Jul 1
Changed: Aug 24
Last Checked: Aug 27 at 2:06PM
MLS# B4902302
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 multifamily property comprises three triplex buildings totaling 9 units and 6,096 square feet on 0.35 acres. The unit mix includes one- and two-bedroom layouts, with the buildings identified at 4106 Willow S Drive, 4116 Willow, and 3090 W Willow. Block construction, central air, and a 1980 construction date add to the property's physical profile. The property is zoned R-3.
All 9 units are reported occupied, with layouts suited to singles, couples, and families. The mix includes three one-bedroom, one-bath units at 4106 Willow, while the other two triplexes each include two two-bedroom, one-bath units and one one-bedroom, one-bath unit. The property is located in Mulberry, Florida, in Polk County.
All 9 units are reported occupied, with layouts suited to singles, couples, and families. The mix includes three one-bedroom, one-bath units at 4106 Willow, while the other two triplexes each include two two-bedroom, one-bath units and one one-bedroom, one-bath unit. The property is located in Mulberry, Florida, in Polk County.
Key Highlights
- Three triplex buildings with 9 total units
- 6,096 square feet on 0.35 acres
- 100% occupied across all 9 units
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
$64,635
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
5.39%
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%
$1,292,700
$1.3M
Cap Rate 7%
$923,357
$923.4K
Cap Rate 9%
$718,167
$718.2K
Market Conditions
NOI Build-Up for 6,096 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
$98.8K $16.20/SF
− Vacancy
−$6.4K −$1.05/SF
EGI
$92.3K $15.15/SF
− OpEx
−$27.7K −$4.54/SF
NOI
$64.6K $10.60/SF
Area
Polk County, FL
Vacancy
6.50%
Lease Rate
$16.20 /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%
$1,292,700
Cap Rate 7%
$923,357
Cap Rate 9%
$718,167
Alternative Uses
Best Use
Multifamily LT 5
$923.4K
$807.9K – $1.08M
NOI $64,635 @ 7.0% cap · market cap 5.39%
Second Best
Apartment 5plus
$824.9K
$721.8K – $962.4K
NOI $57,741 @ 7.0% cap · market cap 4.81%
Theoretical Best
Office A
$1.46M
$1.28M – $1.71M
NOI $102,544 @ 7.0% cap · market cap 8.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 33860, FL
24,932
Population
9,649
Households
2.6
Avg Household Size
36
Median Age
15%
College-Educated
83%
High-School Grad
98.4 sq mi
ZIP Area
253
Density / Sq Mi
$62,779
Median Household Income
$37,688
Median Earnings
$1,150
Median Rent
$221,400
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?
Triplex - Nine-unit residential income property with varied one- and two-bedroom layouts, central air, and full occupancy.
Where is this triplex located?
The property is located at 4106 WILLOW S Drive Mulberry, FL.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Three triplex buildings with 9 total units; 6,096 square feet on 0.35 acres; 100% occupied across all 9 units
