Duplex with Renewing
For Sale
Under Contract
$430,000
420 BIG CEDAR Way, Brandon, FL 33510
Residential Income, BRANDON, FL
Property Size1,845 SF
Lot Size0.18 Acres
Price / SF$233.06
Days on Market53
Property Features for 420 BIG CEDAR Way
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMC-16
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 3, Bedroom 4, Bathroom 1, Bedroom 3, Bathroom 2, Bathroom 4, Bedroom 2
Parking features
Off Street, Assigned, Driveway
Window features
Aluminum Frames, Blinds
Interior features
Thermostat
Exterior features
Sidewalk
Appliances
Dishwasher, Dryer, Electric Water Heater, Exhaust Fan, Range, Range Hood, Refrigerator, Washer
Subdivision
B & H SUB INCLUDING
Lot features
Corner Lot, City Limits, Landscaped, Level, Sidewalk, Street Dead- End, Paved
Elementary school
Limona-HB
Middle school
Mann-HB
High school
Brandon-HB
Directions
From Highway 60 and Kings Ave in Brandon turn North go about 1/4 mile and turn East (right) onto Sadie Street go about 1/4 mile and turn right onto Big Cedar Way, 520 is the first property on your left.
Standard status
Active Under Contract
APN
U-22-29-20-2E2-000000-00017.0
Size
1,845 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
B AND H SUBDIVISION INCLUDING A RESUB OF BLOCK 20 MAP OF BRANDON P 8 PG 52 LOT 17
Tax Annual Amount
4840
Legal Description
B AND H SUBDIVISION INCLUDING A RESUB OF BLOCK 20 MAP OF BRANDON P 8 PG 52 LOT 17
Utilities
Utilities
Phone Available
Sewer type
Public Sewer
Heating system
Central, Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1984
Floors in Building
1
Flooring type
Tile - Ceramic, Carpet
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
SIGNATURE REALTY ASSOCIATES
(813) 689-3115
Listed By:
James Lathrop · License #463974
(813) 263-7984
Added: Jul 20
Changed: Sep 2
Last Checked: Sep 10 at 11:06AM
MLS# TB8531230
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 duplex contains 1,845 square feet on a 0.18-acre lot and was built in 1984. The property features block-and-stucco construction, shingle roofing, ceramic tile and carpet flooring, central heating and cooling, and electric water heating. Each residence includes a kitchen equipped with a range, range hood, refrigerator, dishwasher, washer, and dryer. Off-street parking is provided through assigned spaces and a driveway, with a sidewalk along the property.
The property is served by public water and public sewer and carries RMC-16 zoning. One apartment resident has occupied the unit for two years and renewed the lease; the second resident has occupied the other apartment for five years and is expected to renew in September.
The property is served by public water and public sewer and carries RMC-16 zoning. One apartment resident has occupied the unit for two years and renewed the lease; the second resident has occupied the other apartment for five years and is expected to renew in September.
Key Highlights
- 1,845‑square‑foot duplex on a 0.18‑acre lot
- RMC‑16 zoning in Brandon, FL
- Built in 1984 with block‑and‑stucco construction
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
$24,308
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
5.65%
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%
$486,160
$486.2K
Cap Rate 7%
$347,257
$347.3K
Cap Rate 9%
$270,089
$270.1K
Market Conditions
NOI Build-Up for 1,845 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
$36.5K $19.80/SF
− Vacancy
−$1.8K −$0.98/SF
EGI
$34.7K $18.82/SF
− OpEx
−$10.4K −$5.65/SF
NOI
$24.3K $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%
$486,160
Cap Rate 7%
$347,257
Cap Rate 9%
$270,089
Alternative Uses
Best Use
Multifamily LT 5
$347.3K
$303.9K – $405.1K
NOI $24,308 @ 7.0% cap · market cap 5.65%
Second Best
Apartment 5plus
$310.0K
$271.3K – $361.7K
NOI $21,702 @ 7.0% cap · market cap 5.05%
Theoretical Best
Office A
$694.1K
$607.3K – $809.7K
NOI $48,584 @ 7.0% cap · market cap 11.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
2,485
Businesses Nearby
Explore this area
Business Placement
Demographics for 33510, FL
30,049
Population
12,006
Households
2.5
Avg Household Size
38
Median Age
26%
College-Educated
89%
High-School Grad
7.6 sq mi
ZIP Area
3,954
Density / Sq Mi
$71,057
Median Household Income
$40,399
Median Earnings
$1,365
Median Rent
$274,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 apartment residences with assigned parking, central air, and public water and sewer service.
Where is this duplex located?
The property is located at 420 BIG CEDAR Way Brandon, FL.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: 1,845‑square‑foot duplex on a 0.18‑acre lot; RMC‑16 zoning in Brandon, FL; Built in 1984 with block‑and‑stucco construction
