51-Unit Garden-Style Multifamily
For Sale
Contact for pricing
609 Golden Raintree Place, Brandon, FL 33510
Rental units offer private patios, equipped kitchens, and select washer/dryer connections across varied floor plans.
Property Size13,096 SF
Price / SF$147.76
Days on Market146
Property Features for 609 Golden Raintree Place
General Information
Standard status
Active
Size
13,096 SF
Property subtype
Multifamily
Occupancy
91%
Investment Type
Value Add
Net Operating Income
$116,000
Units
Unit Mix
4 x 1BR/1BA, 40 x 2BR/2BA, 7 x 3BR/2BA
Multifamily Units
51
Additional Details
Highway Access
Yes
Amenities
pool
clubhouse
laundry facilities
fitness center
sand volleyball court
toddler playground
BBQ grilling areas
lighted multi-purpose recreation court
Building Details
Year Built
1986
Year Renovated
2026
Buildings
24
Stories
2
Units
14
Tenancy
Multi
Construction
garden-style
Listing Agency:
Colliers - Tampa, Florida
Listed By:
Luis Baez · License #FL BK3038581
(813) 470-4330
Source:
Crexi
Added: Apr 11
Changed: Aug 31
Last Checked: Sep 1 at 7:18PM
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 Colliers - Tampa, Florida
Investment Insights
Based on property information with market context.
This offering comprises 51 rental units within a 204-unit garden-style community built in the 1980s. The units are distributed among 23 two-story multifamily buildings and include four one-bedroom/one-bath residences, 40 two-bedroom/two-bath residences, and seven three-bedroom/two-bath residences. Interior features include generously sized layouts, private patios, fully equipped kitchens with dishwashers, and washer/dryer connections in select units.
Shared improvements include two swimming pools, a clubhouse, two laundry facilities, a fitness center, a lighted multipurpose recreation court, a sand volleyball court, a toddler playground, and BBQ grilling areas. The property is located in Brandon, seven miles from Downtown Tampa, with Brandon Regional Hospital one mile southeast and Brandon Exchange and Regency Square Malls two miles east. Interstate 75 and the Lee Roy Selmon Expressway are within two miles, while The Estuary and related employment facilities are 2.4 and 3.4 miles west.
Shared improvements include two swimming pools, a clubhouse, two laundry facilities, a fitness center, a lighted multipurpose recreation court, a sand volleyball court, a toddler playground, and BBQ grilling areas. The property is located in Brandon, seven miles from Downtown Tampa, with Brandon Regional Hospital one mile southeast and Brandon Exchange and Regency Square Malls two miles east. Interstate 75 and the Lee Roy Selmon Expressway are within two miles, while The Estuary and related employment facilities are 2.4 and 3.4 miles west.
Key Highlights
- 51 of 204 community units included in the offering
- Unit mix includes 4 one‑bedroom, 40 two‑bedroom, and 7 three‑bedroom residences
- Community built in the 1980s across 23 two‑story multifamily buildings
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
$154,045
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
7.96%
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%
$3,080,900
$3.1M
Cap Rate 7%
$2,200,643
$2.2M
Cap Rate 9%
$1,711,611
$1.7M
Market Conditions
NOI Build-Up for 13,096 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
$295.4K $22.56/SF
− Vacancy
−$15.4K −$1.17/SF
EGI
$280.1K $21.39/SF
− OpEx
−$126.0K −$9.62/SF
NOI
$154.0K $11.76/SF
Area
Brandon, FL
Vacancy
5.20%
Lease Rate
$22.56 /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%
$3,080,900
Cap Rate 7%
$2,200,643
Cap Rate 9%
$1,711,611
Alternative Uses
Best Use
Apartment 5plus
$2.20M
$1.93M – $2.57M
NOI $154,045 @ 7.0% cap · market cap 7.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.93M
$4.31M – $5.75M
NOI $344,854 @ 7.0% cap · market cap 17.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
51
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,475
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Multifamily property - Rental units offer private patios, equipped kitchens, and select washer/dryer connections across varied floor plans.
Where is this multifamily property located?
The property is located at 609 Golden Raintree Place Brandon, FL.
What is the asking price?
The asking price for this property is $1,935,000.
What are key features of this property?
This property features: 51 of 204 community units included in the offering; Unit mix includes 4 one‑bedroom, 40 two‑bedroom, and 7 three‑bedroom residences; Community built in the 1980s across 23 two‑story multifamily buildings
