Waterfront 2-Unit
New
For Sale
$415,000
12527 1ST ISLE, Hudson, FL 34667
Updated canal-front property with a private floating dock and direct Gulf access.
Property Size1,656 SF
Price / SF$250.60
Days on Market7
Property Features for 12527 1ST ISLE
General Information
Standard status
Active
Size
1,656 SF
Property subtype
Duplex
Zoning
MF1
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
private floating dock
Building Details
Year Built
1970
Buildings
1
Listing Agency:
DALTON WADE INC
(888) 668-8283
Listed By:
Terri Osborn · License #700134
Source:
Endlesssummerrealty
Added: Aug 26
Changed: Aug 31
Last Checked: Sep 1 at 5:11PM
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 DALTON WADE INC
Investment Insights
Based on property information with market context.
This waterfront duplex contains two matching residences, each configured with 2 bedrooms and 1 bathroom. The 1,656-square-foot property has received interior updates including new tile flooring, fresh paint, and updated kitchens. A private floating dock extends the waterfront functionality, with direct canal access to the Gulf of Mexico.
The property is zoned MF1, identified as Multi-Family Medium Density, with potential for up to 4 units. Gulf beaches, waterfront dining, shopping, and the airport are described as being minutes away. Built in 1970, the duplex offers an existing two-unit configuration with the ability to occupy one residence while renting the other or operate both as rental units.
The property is zoned MF1, identified as Multi-Family Medium Density, with potential for up to 4 units. Gulf beaches, waterfront dining, shopping, and the airport are described as being minutes away. Built in 1970, the duplex offers an existing two-unit configuration with the ability to occupy one residence while renting the other or operate both as rental units.
Key Highlights
- 1,656‑square‑foot waterfront duplex with two 2‑bedroom, 1‑bathroom units
- Canal‑front setting with direct access to the Gulf of Mexico
- Private floating dock for boating, fishing, kayaking, and water access
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
$19,330
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
4.66%
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%
$386,600
$386.6K
Cap Rate 7%
$276,143
$276.1K
Cap Rate 9%
$214,778
$214.8K
Market Conditions
NOI Build-Up for 1,656 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
$29.6K $17.88/SF
− Vacancy
−$2.0K −$1.21/SF
EGI
$27.6K $16.67/SF
− OpEx
−$8.3K −$5.00/SF
NOI
$19.3K $11.67/SF
Area
Pasco County, FL
Vacancy
6.74%
Lease Rate
$17.88 /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%
$386,600
Cap Rate 7%
$276,143
Cap Rate 9%
$214,778
Alternative Uses
Best Use
Multifamily LT 5
$276.1K
$241.6K – $322.2K
NOI $19,330 @ 7.0% cap · market cap 4.66%
Second Best
Apartment 5plus
$217.6K
$190.4K – $253.8K
NOI $15,230 @ 7.0% cap · market cap 3.67%
Theoretical Best
Office A
$377.2K
$330.1K – $440.1K
NOI $26,406 @ 7.0% cap · market cap 6.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
531
Businesses Nearby
Explore this area
Business Placement
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 Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated canal-front property with a private floating dock and direct Gulf access.
Where is this duplex located?
The property is located at 12527 1ST ISLE Hudson, FL.
What is the asking price?
The asking price for this property is $415,000.
What are key features of this property?
This property features: 1,656‑square‑foot waterfront duplex with two 2‑bedroom, 1‑bathroom units; Canal‑front setting with direct access to the Gulf of Mexico; Private floating dock for boating, fishing, kayaking, and water access
