Waterfront Marina with
For Sale
$2,500,000
Pending
3308 Mary Walker Dr, Gautier, MS 39553
Full-service waterfront operation includes boating services, food and beverage facilities, and residential improvements.
Property Size6,500 SF
Days on Market200
Property Features for 3308 Mary Walker Dr
General Information
Standard status
Pending
Size
6,500 SF
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$22,496
Amenities
retail offering live bait, fuel, ice, and refreshments
waterfront restaurant and bar with multi-level seating
on-site food truck
stage area for live entertainment
Listing Agency:
eAgent Gulf Coast
(228) 806-3308
Listed By:
Robyn Vermillion
(228) 806-3308
Source:
Exprealty
Added: Feb 11
Changed: Aug 30
Last Checked: Aug 30 at 9:03AM
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 eAgent Gulf Coast
Investment Insights
Based on property information with market context.
Mary Walker Marina is a full-service waterfront property with 120 boat slips, including 63 wet slips and 57 dry slips. The operation includes a retail component offering live bait, fuel, ice, and refreshments. Approximately 40 additional wet slips may be added, subject to the existing expansion plans.
Improvements include a restaurant and bar with seating across multiple levels, waterfront views, a food truck, and a stage area used for entertainment and gatherings. The property also includes a home of more than 3,000 square feet built in the 1950s, a second residence, and an existing permit for construction of another home beside the newer residence. The residences provide options for private use, staff housing, rental use, offices, retail conversion, or event space as supported by the property’s configuration.
Improvements include a restaurant and bar with seating across multiple levels, waterfront views, a food truck, and a stage area used for entertainment and gatherings. The property also includes a home of more than 3,000 square feet built in the 1950s, a second residence, and an existing permit for construction of another home beside the newer residence. The residences provide options for private use, staff housing, rental use, offices, retail conversion, or event space as supported by the property’s configuration.
Key Highlights
- 120 total boat slips: 63 wet and 57 dry
- Expansion plan allows for approximately 40 additional wet slips
- Retail operation offers live bait, fuel, ice, and refreshments
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
$96,112
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
3.84%
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%
$1,922,240
$1.9M
Cap Rate 7%
$1,373,029
$1.4M
Cap Rate 9%
$1,067,911
$1.1M
Market Conditions
NOI Build-Up for 6,500 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
$138.8K $21.36/SF
− Vacancy
−$10.7K −$1.64/SF
EGI
$128.1K $19.72/SF
− OpEx
−$32.0K −$4.93/SF
NOI
$96.1K $14.79/SF
Area
Jackson County, MS
Vacancy
7.70%
Lease Rate
$21.36 /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%
$1,922,240
Cap Rate 7%
$1,373,029
Cap Rate 9%
$1,067,911
Alternative Uses
Best Use
Specialty Retail
$1.37M
$1.20M – $1.60M
NOI $96,112 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.78M
$1.55M – $2.07M
NOI $124,301 @ 7.0% cap · market cap 4.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
148
Businesses Nearby
Explore this area
Business Placement
Demographics for 39553, MS
17,032
Population
7,470
Households
2.3
Avg Household Size
40
Median Age
19%
College-Educated
85%
High-School Grad
28.3 sq mi
ZIP Area
602
Density / Sq Mi
$63,091
Median Household Income
$36,758
Median Earnings
$1,070
Median Rent
$154,900
Median Home Value
Market
Vacancy Rate% for Retail in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Marina - Full-service waterfront operation includes boating services, food and beverage facilities, and residential improvements.
Where is this marina located?
The property is located at 3308 Mary Walker Dr Gautier, MS.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: 120 total boat slips: 63 wet and 57 dry; Expansion plan allows for approximately 40 additional wet slips; Retail operation offers live bait, fuel, ice, and refreshments
