Canal-Side Marina
For Sale
$1,495,000
6912 PUFFIN Lane, Hudson, FL 34667
Commercial Sale, HUDSON, FL
Property Size8,550 SF
Lot Size0.48 Acres
Price / SF$174.85
Days on Market485
Property Features for 6912 PUFFIN Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Subdivision
PORT RICHEY LAND CO
Directions
US 19/West on Puffin. Marina is on the left side next to Pelican Marine.
Standard status
Active
APN
16-24-33-0100-03300-0050
Size
8,550 SF
Lot size
0.48 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
VISTA-DEL-MAR UNIT 2 PB 6 PG 144 E 20 FT OF LOT 19 BLK G & PORT RICHEY LAND COMPANY SUB PB 1 PG 60 THAT POR OF TRACT 33 NOT BEING PART OF SAID VISTA-DEL-MAR UNIT 2 PB 6 PG 144 SAID POR DESC AS BEGIN AT MOST NLY COR OF LOT 19 BLOCK G OF VISTA-DEL-MAR UNIT 2 PB 6 PG 144 TH ALG SOUTH LINE OF PUFFIN LN FKA PELICAN LANE N89DEG47'10"E 148.12 FT TH S00DEG49'08"W 100 FT TH MEANDER WLY ALG NORTH LINE OF CANAL TO SE COR OF LOT 19 TH NORTH ALG EAST LINE OF LOT 19 TO POB & AN UNNUMBERED LOT IN VISTA DEL MAR UNIT 2 DESC AS COM NLY COR LOT 19 BLK G UNIT 2 TH ALG S LN PELICAN LN N89DEG47'10"E 148.12 FT TH S00DEG49'08"W 100.00 FT TH WLY ALG N LN OF CANAL TO SE COR LOT 19 TH N ALG E LN LOT 19 TO POB
Tax Annual Amount
6836
Legal Description
VISTA-DEL-MAR UNIT 2 PB 6 PG 144 E 20 FT OF LOT 19 BLK G & PORT RICHEY LAND COMPANY SUB PB 1 PG 60 THAT POR OF TRACT 33 NOT BEING PART OF SAID VISTA-DEL-MAR UNIT 2 PB 6 PG 144 SAID POR DESC AS BEGIN AT MOST NLY COR OF LOT 19 BLOCK G OF VISTA-DEL-MAR UNIT 2 PB 6 PG 144 TH ALG SOUTH LINE OF PUFFIN LN FKA PELICAN LANE N89DEG47'10"E 148.12 FT TH S00DEG49'08"W 100 FT TH MEANDER WLY ALG NORTH LINE OF CANAL TO SE COR OF LOT 19 TH NORTH ALG EAST LINE OF LOT 19 TO POB & AN UNNUMBERED LOT IN VISTA DEL MAR UNIT 2 DESC AS COM NLY COR LOT 19 BLK G UNIT 2 TH ALG S LN PELICAN LN N89DEG47'10"E 148.12 FT TH S00DEG49'08"W 100.00 FT TH WLY ALG N LN OF CANAL TO SE COR LOT 19 TH N ALG E LN LOT 19 TO POB
Utilities
Water front
1
Amenities
boat ramp and dock
Building Details
Year built
1971
Floors in Building
1
Building materials
Block, Metal Frame, Metal Siding, Stucco
Roof type
Metal
Listing Agency:
DALTON WADE INC
(888) 668-8283
Listed By:
Patricia Spoeth · License #503840
(727) 808-1000
Added: May 2, 2025
Changed: Aug 24
Last Checked: Aug 29 at 8:06AM
MLS# W7875161
Copyright © 2026 Stellar MLS. 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 marina property includes an 8,550-square-foot configuration consisting of a 6,750-square-foot marina and warehouse building, plus separate 600-square-foot and 1,200-square-foot structures. The improvements were constructed in 1971 using block, metal frame, metal siding, and stucco materials, with a metal roof. The site is enclosed by chain-link fencing and includes two rolling gates, a boat ramp, and a dock along the canal.
The property encompasses 0.48 acres and carries C2 zoning within an AE flood zone. It is approximately 1 mile from Hudson Beach. Water intrusion occurred during Hurricane Helene, although the source information reports little damage.
The property encompasses 0.48 acres and carries C2 zoning within an AE flood zone. It is approximately 1 mile from Hudson Beach. Water intrusion occurred during Hurricane Helene, although the source information reports little damage.
Key Highlights
- 8,550 SF total property size across three buildings
- 6,750 SF marina and warehouse building with additional 600 SF and 1,200 SF structures
- Boat ramp and canal dock included
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
$83,304
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
5.57%
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%
$1,666,080
$1.7M
Cap Rate 7%
$1,190,057
$1.2M
Cap Rate 9%
$925,600
$925.6K
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
$106.9K $12.50/SF
− Vacancy
−$8.9K −$1.04/SF
EGI
$98.0K $11.46/SF
− OpEx
−$14.7K −$1.72/SF
NOI
$83.3K $9.74/SF
Area
Pasco County, FL
Vacancy
8.30%
Lease Rate
$12.50 /SF/Yr
Expense Ratio
15.00%
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%
$1,666,080
Cap Rate 7%
$1,190,057
Cap Rate 9%
$925,600
Alternative Uses
Best Use
Warehouse
$1.19M
$1.04M – $1.39M
NOI $83,304 @ 7.0% cap · market cap 5.57%
Second Best
—
—
no second resolved use
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
Lease Details
Yes
Fenced yard
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
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Frequently Asked Questions
What type of property is this?
Marina - C2-zoned marina and storage facility with fenced grounds, water access, and multiple supporting structures.
Where is this marina located?
The property is located at 6912 PUFFIN Lane 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: 8,550 SF total property size across three buildings; 6,750 SF marina and warehouse building with additional 600 SF and 1,200 SF structures; Boat ramp and canal dock included
