Waterfront Mixed-Use
For Sale
$3,549,000
14 125Th Street Gulf, Marathon, FL 33050
Residential, Marathon, FL
Property Size6,128 SF
Lot Size1.57 Acres
Price / SF$579.14
Days on Market531
Property Features for 14 125Th Street Gulf
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MU - Mixed Use Commercial
Bedrooms
10
Bathrooms
9
Full bathrooms
9
Rooms
Bathroom 1, Bedroom 9, Bathroom 7, Bedroom 5, Bathroom 6, Bedroom 10, Bathroom 4, Bedroom 6, Bedroom 8, Bathroom 2, Bedroom 3, Bathroom 5, Bathroom 3, Bedroom 7, Bedroom 1, Bedroom 2, Bedroom 4, Bathroom 8, Bathroom 9
Parking features
RV, Open
Window features
Aluminum Frames
Patio and Porch features
Patio, Porch
Pets allowed
Yes
Accessibility
Accessible Approach with Ramp
Appliances
No Appliances
Subdivision
Fat Deer Key (53.0)
View
Ocean, Water
Directions
Bayside off of US 1
Standard status
Active
APN
00100540-000000
Size
6,128 SF
Lot size
1.57 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
5 66 33 FAT DEER KEY PT LOT 3 AND PT GOVT LOT 3 (AKA PT OLD ST RD 4A) G10-176 G21-125 G54-471 OR396-339 OR495-829 OR495
Tax Annual Amount
26627
Legal Description
5 66 33 FAT DEER KEY PT LOT 3 AND PT GOVT LOT 3 (AKA PT OLD ST RD 4A) G10-176 G21-125 G54-471 OR396-339 OR495-829 OR495
Utilities
Cooling system
Central Air
Water front
1
Building Details
Year built
1995
Number of units
10
Flooring type
Concrete
Building materials
CBS, Concrete
Roof type
Concrete
Architectural style
Other
Listing Agency:
LoKation Real Estate - Pompano Beach
(954) 545-5583
Listed By:
Peter Schwarz-Top Producer · License #3301618
(305) 781-5704
Added: Mar 10, 2025
Changed: Aug 19
Last Checked: Aug 22 at 2:06PM
MLS# 614550
Copyright © 2026 Florida Keys 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 mixed-use commercial property includes a two-story raised CBS building constructed in 1995, with 6,128 square feet of interior space and 2,340 square feet of outdoor porches. Central air, concrete flooring, open and RV parking, patios, porches, and an accessible ramp are among the reported improvements.
The 1.57-acre waterfront site provides 100 feet of waterfront and 200 feet of highway frontage. Deep-water dockage has been approved, and the property is positioned near Vaca Cut with access toward both ocean and bay waters. The site also carries an approved Conditional Use Permit for 10 units and 4 affordable staff group home units, with 6 TBRs available to add. The MU - Mixed Use Commercial zoning designation supports the stated mixed-use redevelopment framework.
The 1.57-acre waterfront site provides 100 feet of waterfront and 200 feet of highway frontage. Deep-water dockage has been approved, and the property is positioned near Vaca Cut with access toward both ocean and bay waters. The site also carries an approved Conditional Use Permit for 10 units and 4 affordable staff group home units, with 6 TBRs available to add. The MU - Mixed Use Commercial zoning designation supports the stated mixed-use redevelopment framework.
Key Highlights
- 1.57‑acre waterfront site with 100' of waterfront
- 200' highway frontage
- 74,890 SQ FT site area
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
$115,543
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
3.26%
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%
$2,310,860
$2.3M
Cap Rate 7%
$1,650,614
$1.7M
Cap Rate 9%
$1,283,811
$1.3M
Market Conditions
NOI Build-Up for 6,128 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
$183.8K $30.00/SF
− Vacancy
−$29.8K −$4.86/SF
EGI
$154.1K $25.14/SF
− OpEx
−$38.5K −$6.29/SF
NOI
$115.5K $18.86/SF
Area
Monroe County, FL
Vacancy
16.20%
Lease Rate
$30.00 /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%
$2,310,860
Cap Rate 7%
$1,650,614
Cap Rate 9%
$1,283,811
Alternative Uses
Best Use
Office B
$1.65M
$1.44M – $1.93M
NOI $115,543 @ 7.0% cap · market cap 3.26%
Second Best
Mixed Use
$1.21M
$1.06M – $1.41M
NOI $84,566 @ 7.0% cap · market cap 2.38%
Theoretical Best
Office A
$2.46M
$2.16M – $2.88M
NOI $172,545 @ 7.0% cap · market cap 4.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
464
Businesses Nearby
Explore this area
Business Placement
Demographics for 33050, FL
10,479
Population
7,314
Households
1.4
Avg Household Size
50
Median Age
34%
College-Educated
90%
High-School Grad
9.1 sq mi
ZIP Area
1,152
Density / Sq Mi
$83,243
Median Household Income
$40,006
Median Earnings
$1,611
Median Rent
$705,600
Median Home Value
Market
Vacancy Rate% for Office 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?
Mixed-use property - MU - Mixed Use Commercial zoning accompanies a raised concrete building and waterfront redevelopment site.
Where is this mixed-use property located?
The property is located at 14 125Th Street Gulf Marathon, FL.
What is the asking price?
The asking price for this property is $3,549,000.
What are key features of this property?
This property features: 1.57‑acre waterfront site with 100' of waterfront; 200' highway frontage; 74,890 SQ FT site area
