Marina with Warehouse and Boat
For Sale
$1,495,000
6912 PUFFIN Ln, Hudson, FL 34667
Marina with warehouse, boat storage, and additional buildings.
Property Size8,550 SF
Lot Size0.48 Acres
Price / SF$174.85
Days on Market166
Property Features for 6912 PUFFIN Ln
General Information
Standard status
Active
Size
8,550 SF
Lot size
0.48 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$6,835
Building Details
Building Size
8,550 SF
Year Built
1971
Stories
1
Listing Agency:
DALTON WADE INC
(727) 808-1000
Listed By:
Patricia Spoeth · License #503840
(727) 808-1000
Source:
Elliman
Added: Mar 10
Changed: Aug 17
Last Checked: Aug 22 at 9:24AM
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 DALTON WADE INC
Investment Insights
Based on property information with market context.
The property includes a 6,750 square foot marina/warehouse building suitable for boat storage, along with two additional buildings measuring 600 and 1,200 square feet. The entire area is secured with chain-link fencing and two rolling gates. A boat ramp and dock provide access to the canal. The property experienced some water intrusion from Hurricane Helene, but sustained minimal damage. It is zoned C2 and located in an AE flood zone. Situated just one mile from Hudson Beach, this property is well-suited for boat storage. The possibility of seller financing is available. An additional 1.38-acre parcel located across the street to the north is also available. This parcel fronts US 19, is fenced, and includes a 36 x 66 foot pole barn, making it suitable for boat, RV, or car storage, as well as retail or a convenience store.
Key Highlights
- Marina/warehouse building (6750 sq ft) with boat ramp and dock on the canal.
- Zoned C2, allowing for various commercial uses.
- Proximity to Hudson Beach (1 mile).
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
$83,940
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
5.61%
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%
$1,678,800
$1.7M
Cap Rate 7%
$1,199,143
$1.2M
Cap Rate 9%
$932,667
$932.7K
Market Conditions
NOI Build-Up for 8,550 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
$128.3K $15.00/SF
− Vacancy
−$8.3K −$0.98/SF
EGI
$119.9K $14.03/SF
− OpEx
−$36.0K −$4.21/SF
NOI
$83.9K $9.82/SF
Area
Pasco County, FL
Vacancy
6.50%
Lease Rate
$15.00 /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%
$1,678,800
Cap Rate 7%
$1,199,143
Cap Rate 9%
$932,667
Alternative Uses
Best Use
Retail
$1.20M
$1.05M – $1.40M
NOI $83,940 @ 7.0% cap · market cap 5.61%
Second Best
Warehouse
$1.19M
$1.04M – $1.39M
NOI $83,304 @ 7.0% cap · market cap 5.57%
Theoretical Best
Office A
$1.95M
$1.70M – $2.27M
NOI $136,335 @ 7.0% cap · market cap 9.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
467
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 Industrial 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?
Marina - Marina with warehouse, boat storage, and additional buildings.
Where is this marina located?
The property is located at 6912 PUFFIN Ln Hudson, FL.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Marina/warehouse building (6750 sq ft) with boat ramp and dock on the canal.; Zoned C2, allowing for various commercial uses.; Proximity to Hudson Beach (1 mile).
