Income-Producing Freeport Industrial
For Sale
$1,100,000
Pending
60 McDaniels Fishcamp Road, Freeport, FL 32439
Industrial property with warehouse space and office, generating monthly income.
Property Size6,400 SF
Lot Size1.25 Acres
Days on Market188
Property Features for 60 McDaniels Fishcamp Road
General Information
Standard status
Pending
Size
6,400 SF
Lot size
1.25 Acres
Property subtype
Commercial
Listing Agency:
KELLER WILLIAMS REALTY FWB
(850) 226-6323
Listed By:
PAUL A DOMENECH · License #3329765
(850) 543-1418
Source:
Corcoran
Added: Feb 27
Changed: Aug 8
Last Checked: Jul 29 at 9:41AM
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 KELLER WILLIAMS REALTY FWB
Investment Insights
Based on property information with market context.
Located at 60 McDaniels Fishcamp Rd in Freeport, FL, this income-producing industrial property offers approximately 6,400 SF of warehouse space and a 300 SF office, built in 2024. The property includes a ±1,900 SF warehouse with approximately 700 SF of livable area and a separate ±4,500 SF warehouse leased to two tenants, generating $6,500 per month. The total gross income is $78,000 annually, reflecting an approximate 6.4% return before expenses based on current gross income and asking price. There is additional on-site rental income potential. The property is located minutes from Highway 331 and Highway 20, providing direct access to 30A, Santa Rosa Beach, and northbound connectivity to I-10. It is suitable for investors seeking multi-tenant income or owner-users looking to occupy space while maintaining cash flow.
Key Highlights
- Income‑producing industrial property generating $78,000 annually with additional rental income potential.
- Two warehouses: ±1,900 SF (with ±700 SF livable area) and ±4,500 SF, the latter currently leased to two tenants.
- New construction: 300 SF office built in 2024.**
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
$80,640
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
7.33%
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%
$1,612,800
$1.6M
Cap Rate 7%
$1,152,000
$1.2M
Cap Rate 9%
$896,000
$896.0K
Market Conditions
NOI Build-Up for 6,400 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
$134.4K $21.00/SF
− Vacancy
−$26.9K −$4.20/SF
EGI
$107.5K $16.80/SF
− OpEx
−$26.9K −$4.20/SF
NOI
$80.6K $12.60/SF
Area
Walton County, FL
Vacancy
20.00%
Lease Rate
$21.00 /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%
$1,612,800
Cap Rate 7%
$1,152,000
Cap Rate 9%
$896,000
Alternative Uses
Best Use
Office B
$1.15M
$1.01M – $1.34M
NOI $80,640 @ 7.0% cap · market cap 7.33%
Second Best
Warehouse
$786.2K
$687.9K – $917.2K
NOI $55,034 @ 7.0% cap · market cap 5.00%
Theoretical Best
Office A
$1.61M
$1.41M – $1.88M
NOI $112,666 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 32439, FL
12,943
Population
6,772
Households
1.9
Avg Household Size
41
Median Age
30%
College-Educated
92%
High-School Grad
96.5 sq mi
ZIP Area
134
Density / Sq Mi
$77,500
Median Household Income
$40,358
Median Earnings
$1,657
Median Rent
$343,900
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial property with warehouse space and office, generating monthly income.
Where is this warehouse located?
The property is located at 60 McDaniels Fishcamp Road Freeport, FL.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: Income‑producing industrial property generating $78,000 annually with additional rental income potential.; Two warehouses: ±1,900 SF (with ±700 SF livable area) and **±4,500 SF, the latter currently leased to two tenants.**; New construction: 300 SF office built in 2024.**
