Hudson Beach Waterfront Commercial
For Sale
$475,000
13923 OLD DIXIE Hwy, Hudson, FL 34667
Waterfront commercial property with C2 zoning near Hudson Beach.
Property Size1,239 SF
Lot Size0.20 Acres
Price / SF$309.65
Days on Market110
Property Features for 13923 OLD DIXIE Hwy
General Information
Standard status
Active
Size
1,239 SF
Lot size
0.20 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,510
Building Details
Building Size
1,239 SF
Year Built
1957
Listing Agency:
RE/MAX SUNSET REALTY
(727) 534-4871
Listed By:
Frank Fekete, LLC · License #3039291
(727) 534-4871
Source:
Elliman
Added: Apr 24
Changed: Aug 8
Last Checked: Aug 11 at 9:00AM
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 RE/MAX SUNSET REALTY
Investment Insights
Based on property information with market context.
This commercial property is located on Hudson Beach and zoned C2. The property includes a 1,534 square foot building situated on an 80 x 110 foot waterfront lot. It features 80 feet of concrete seawall suitable for boat dockage, which may provide additional rental income. The property benefits from prominent signage and ample parking. Located a short distance from the intersection of Old Dixie Hwy and Clark St, it is less than a mile from Hudson Beach. The building previously operated as a sandwich shop. The location is suitable for a restaurant, bar, or boating business.
Key Highlights
- Waterfront commercial property with C2 zoning
- 80 feet of concrete seawall for boat dockage and potential rental income
- High‑visibility location near the intersection of Old Dixie Hwy and Clark St, leading to Hudson Beach
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
$15,060
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
3.17%
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%
$301,200
$301.2K
Cap Rate 7%
$215,143
$215.1K
Cap Rate 9%
$167,333
$167.3K
Market Conditions
NOI Build-Up for 1,534 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
$23.0K $15.00/SF
− Vacancy
−$1.5K −$0.98/SF
EGI
$21.5K $14.03/SF
− OpEx
−$6.5K −$4.21/SF
NOI
$15.1K $9.82/SF
Area
Pasco County, FL
Vacancy
6.50%
Lease Rate
$15.00 /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%
$301,200
Cap Rate 7%
$215,143
Cap Rate 9%
$167,333
Alternative Uses
Best Use
Retail
$215.1K
$188.3K – $251.0K
NOI $15,060 @ 7.0% cap · market cap 3.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$349.4K
$305.8K – $407.7K
NOI $24,461 @ 7.0% cap · market cap 5.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
834
Businesses Nearby
17k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Circle K
Shops & Services
11,269 visits/mo
0.0 miles
Dollar General
Shops & Services
5,640 visits/mo
0.2 miles
Demographics for 34667, FL
34,910
Population
19,651
Households
1.8
Avg Household Size
58
Median Age
18%
College-Educated
90%
High-School Grad
30.5 sq mi
ZIP Area
1,145
Density / Sq Mi
$51,106
Median Household Income
$40,828
Median Earnings
$1,189
Median Rent
$214,200
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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Frequently Asked Questions
What type of property is this?
Storefront property - Waterfront commercial property with C2 zoning near Hudson Beach.
Where is this storefront property located?
The property is located at 13923 OLD DIXIE Hwy Hudson, FL.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Waterfront commercial property with C2 zoning; 80 feet of concrete seawall for boat dockage and potential rental income; High‑visibility location near the intersection of Old Dixie Hwy and Clark St, leading to Hudson Beach
