Waterfront Duplex with Gulf
New
For Sale
$415,000
12527 1ST Isle, Hudson, FL 34667
Residential Income, HUDSON, FL
Property Size1,656 SF
Lot Size0.14 Acres
Price / SF$250.60
Days on Market3
Property Features for 12527 1ST Isle
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
MF1
Bedrooms
6
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 5, Bathroom 2, Bedroom 6, Bedroom 1, Bedroom 4, Bedroom 2, Bathroom 3, Bathroom 1, Bedroom 3
Interior features
Ceiling Fans(s)
Exterior features
Fence
Fencing
Fenced
Subdivision
LEISURE BEACH
Directions
US HWY 19 in Hudson to West on Beach to south on 1st Isle. home on the right
Standard status
Active
APN
16-25-04-004.0-000.00-208.0
Size
1,656 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
LEISURE BEACH UNIT 1 PB 9 PG 139 LOT 208
Tax Annual Amount
6631
Legal Description
LEISURE BEACH UNIT 1 PB 9 PG 139 LOT 208
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Water source
Public
Water front
1
Amenities
private floating dock
Building Details
Year built
1970
Building materials
Block
Roof type
Shingle
Listing Agency:
DALTON WADE INC
(888) 668-8283
Listed By:
Terri Osborn · License #700134
(352) 650-1673
Added: Aug 24
Changed: Aug 26
Last Checked: Aug 26 at 1:06PM
MLS# TB8541790
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 1,656-square-foot duplex, built in 1970, contains two residential units with matching layouts of 2 bedrooms and 1 bathroom each. Improvements include tile flooring, interior paint, and updated kitchens. The block-built property also features ceiling fans, a shingle roof, fencing, public water, public sewer, and cable availability.
Waterfront positioning provides direct Gulf access along with a private floating dock suited to boating, fishing, kayaking, or enjoying the surrounding water views. The property is located at 12527 1ST Isle in Hudson, Florida, on a 0.14-acre parcel. MF1 zoning is identified with potential for up to 4 units, subject to applicable requirements.
Waterfront positioning provides direct Gulf access along with a private floating dock suited to boating, fishing, kayaking, or enjoying the surrounding water views. The property is located at 12527 1ST Isle in Hudson, Florida, on a 0.14-acre parcel. MF1 zoning is identified with potential for up to 4 units, subject to applicable requirements.
Key Highlights
- Duplex with 1,656 square feet of building area
- Two units, each with 2 bedrooms and 1 bathroom
- Waterfront setting with direct Gulf 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 - Two refreshed units offer flexible residential income use beside a private floating dock.
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: Duplex with 1,656 square feet of building area; Two units, each with 2 bedrooms and 1 bathroom; Waterfront setting with direct Gulf access
