C2 Waterfront Commercial
For Sale
$475,000
13923 OLD DIXIE Highway, Hudson, FL 34667
Commercial Sale, HUDSON, FL
Property Size1,239 SF
Lot Size0.20 Acres
Price / SF$383.37
Days on Market189
Property Features for 13923 OLD DIXIE Highway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Subdivision
HUDSON BEACH ESTATES
Lot features
Waterfront
Directions
TAKE US HWY 19 TO CLARK ST. TURN LEFT ONTO OLD DIXIE HWY. PROPERTY IS ON THE RIGHT.
Standard status
Active
APN
33-24-16-0010-00000-0070
Size
1,239 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
HUDSON BEACH ESTATES UNIT 3 PB 5 PG 109 & REVISED PB 7 PG 24 LOT 6 EXC NORTH 20 FT THEREOF & LOT 7
Tax Annual Amount
2510
Legal Description
HUDSON BEACH ESTATES UNIT 3 PB 5 PG 109 & REVISED PB 7 PG 24 LOT 6 EXC NORTH 20 FT THEREOF & LOT 7
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water front
1
Building Details
Year built
1957
Flooring type
Terrazzo
Building materials
Block
Listing Agency:
RE/MAX SUNSET REALTY · RE/MAX International
(727) 863-2402
Listed By:
Frank Fekete, LLC · License #SL3039291
(727) 534-4871
Added: Feb 17
Changed: Aug 24
Last Checked: Aug 25 at 7:06AM
MLS# W7883108
Copyright © 2026 West Pasco Board of Realtors. 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 C2-zoned waterfront commercial parcel encompasses 0.2 acres with an 80 x 110 foot lot and an existing block building. The structure dates to 1957 and includes terrazzo flooring, central air, electric heating, and public sewer service. An 80-foot concrete seawall provides waterfront infrastructure for boat dockage. The property also includes an existing commercial improvement rather than vacant land alone.
Located at 13923 Old Dixie Highway in Hudson, the property sits near the intersection of Old Dixie Highway and Clark Street. Hudson Beach is less than a mile away, and Clark Street provides access toward the beach. The building previously operated as a sandwich shop, offering an established commercial layout within a waterfront setting.
Located at 13923 Old Dixie Highway in Hudson, the property sits near the intersection of Old Dixie Highway and Clark Street. Hudson Beach is less than a mile away, and Clark Street provides access toward the beach. The building previously operated as a sandwich shop, offering an established commercial layout within a waterfront setting.
Key Highlights
- 0.2‑acre C2‑zoned waterfront commercial parcel
- 80 x 110 foot waterfront lot
- 80‑foot concrete seawall for boat dockage
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
$13,771
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
2.90%
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%
$275,420
$275.4K
Cap Rate 7%
$196,729
$196.7K
Cap Rate 9%
$153,011
$153.0K
Market Conditions
NOI Build-Up for 1,239 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
$19.3K $15.60/SF
− Vacancy
−$966 −$0.78/SF
EGI
$18.4K $14.82/SF
− OpEx
−$4.6K −$3.70/SF
NOI
$13.8K $11.11/SF
Area
Pasco County, FL
Vacancy
5.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
25.00%
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%
$275,420
Cap Rate 7%
$196,729
Cap Rate 9%
$153,011
Alternative Uses
Best Use
Specialty Retail
$196.7K
$172.1K – $229.5K
NOI $13,771 @ 7.0% cap · market cap 2.90%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$282.2K
$247.0K – $329.3K
NOI $19,757 @ 7.0% cap · market cap 4.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
836
Businesses Nearby
26k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 65%
Dining 35%
Circle K
Shops & Services
11,269 visits/mo
0.1 miles
Burger King
Dining
9,217 visits/mo
0.5 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.
Frequently Asked Questions
What type of property is this?
Waterfront Land - Waterfront commercial parcel with an existing building, concrete seawall, public sewer, and access to established Hudson Beach-area activity.
Where is this waterfront land located?
The property is located at 13923 OLD DIXIE Highway 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: 0.2‑acre C2‑zoned waterfront commercial parcel; 80 x 110 foot waterfront lot; 80‑foot concrete seawall for boat dockage
