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    Riverfront Estate - Investment Potential Title is generated by Realmo AI

    4703 RAMBLING RIVER ROAD, Brandon, FL 33511

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    For Sale
    $1,299,000

    Mixed Use - BRANDON, FL

    Type:Mixed Use
    Property size:
    5,926 SF
    Lot size:
    0.95 Acres
    Price / SF:
    $219/SF
    Added:
    May 19, 2026
    Days on Market:
    9
    Last Refresh:
    May 27 at 5:06 pm

    Property Features for 4703 RAMBLING RIVER ROAD

    General Information

    Property type
    Commercial Sale
    Property subtype
    Mixed Use
    Zoning
    RSC-3
    Standard status
    Active
    APN
    U-14-30-20-741-000000-00002.0
    Size
    5,926 SF
    Lot size
    0.95 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    10095.43

    Utilities

    Cooling system
    Central Air

    Building Details

    Year built
    1975
    Building materials
    Concrete
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Rory Manning

    Listing agent Rory Manning License #3437997

    Listing office LA ROSA REALTY PRESTIGE 123 S Tennessee Ave STE1, Lakeland, FL

    Listing date May 19, 2026

    MLS# L4962201 Listing URL

    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.

    HighLights

    • Riverfront estate with established history as an event venue (hosted 30+ weddings/events).
    • High income potential as a luxury Airbnb rental with no rental restrictions; accommodates 20+ guests.
    • Direct Alafia River access for boating and water sports; pontoon boats, kayaks, paddle boards, and jet skis can be stored on the property.
    • Expansive 30+ foot deck ideal for entertaining and enjoying waterfront views.
    • Frequent sightings of manatees and dolphins from the property.
    • Low HOA and no CDD fees; conveniently located near state parks and scenic trails.

    Overview

    This property is a riverfront estate that has hosted over 30 weddings and private events. Designed to accommodate more than 20 guests, the estate is suited for luxury Airbnb rentals with no rental restrictions. Situated along the Alafia River, it is located 30 minutes from the bay. The property offers waterfront views with manatees and bottlenose dolphins frequently seen. The property features a 30+ foot deck. With approximately 3 feet of seasonal low-tide water access, pontoon boats, kayaks, paddle boards, and jet skis can easily be stored directly on the property with no dock fees required. The property features a low HOA and no CDD fees while remaining close to state parks, scenic trails, and outdoor recreation. The property is zoned RSC-3. The lot size is 0.95 acres and the property size is 5926 square feet. It can be used as a luxury event venue, private family estate, or high-income vacation rental.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $774.5K
    NOI $69,706 @ 9.00% cap · cautious / downside scenario
    Moderate
    $995.8K
    NOI $69,706 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.39M
    NOI $69,706 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $133.7k $22.56
    − Vacancy −$7.0k −$1.17
    EGI $126.7k $21.39
    − OpEx −$57.0k −$9.62
    NOI $69.7k $11.76
    5,926 SF · lease $22.56/SF/yr · vacancy 5.20% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $995.8K
    $871.3K – $1.16M (±1% cap)
    NOI $69,706 @ 7.0% cap · market cap 5.37%
    Second Best
    Hotel Hospitality
    $445.4K
    $389.7K – $519.6K (±1% cap)
    NOI $31,176 @ 7.0% cap · market cap 2.40%
    Theoretical Best
    Office A
    $2.23M
    $1.95M – $2.60M (±1% cap)
    NOI $156,048 @ 7.0% cap · market cap 12.01%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Gym & Fitness Center Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brandon
    County
    Hillsborough
    State
    Florida
    Longitude
    -82.283396
    Latitude
    27.867612

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    FAQs

    What type of property is this?
    Wedding venue - Luxury riverfront estate with income potential near the bay.
    Where is this wedding venue located?
    The property is located at 4703 RAMBLING RIVER ROAD Brandon, FL.
    What is the asking price?
    The asking price for this property is $1,299,000.
    What are key features of this property?
    This property features: Riverfront estate with established history as an event venue (hosted 30+ weddings/events).; **High income potential as a luxury Airbnb rental** with no rental restrictions; accommodates 20+ guests.; Direct Alafia River access for boating and water sports; pontoon boats, kayaks, paddle boards, and jet skis can be stored on the property.
    (916) 477-1270
    We can help!
    Listing Contact
    Rory Manning
    Real Estate License ID: 3437997
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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