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    277 Harbor View Cir Colonial Beach, VA 22443

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    Established Marina with Growth Potential

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    421
    Harbor View Marina, situated on 6.36 acres in Colonial Beach, Virginia, presents a unique investment opportunity. This thriving marina boasts 144 wet slips, 84 covered slips, and 60 open slips, complemented by a convenient boat ramp. The property's prime location on Mattox Creek, a tributary of the Potomac River, offers easy access to the water and places it within a two-hour drive of major metropolitan areas including Richmond, Fredericksburg, and Washington, D.C. Beyond the slips, the property includes a substantial office building with a showroom, a separate shop building, a swimming pool, a residence, and additional structures. A significant asset is the existing 2,000-gallon above-ground gasoline fueling system, supporting marina operations. Included in the sale are valuable operational assets such as a 40-ton travel lift, hydraulic trailers, and support trucks. The marina benefits from strong revenue streams generated from slip rentals, services, and boat sales, with considerable potential for future expansion. Its adjacency to Thousand Trails – Harbor View RV and Camping Resort provides a synergistic advantage and access to a large potential customer base. This turnkey operation offers a rare opportunity to acquire an established and profitable marina with significant upside. The property is located at 277 Harbor View Cir, Colonial Beach, VA 22443.

    Property Features for 277 Harbor View Cir

    General Information

    Property type
    Marinas

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    Listing Contact
    Jonathan Guion
    Jonathan Guion

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    Property Insight Report

    HighLights

    • 144 wet slips, 84 covered slips, and 60 open slips, plus a boat ramp.
    • 6.36‑acre marina property on Mattox Creek, off the Potomac River.
    • Located within a two‑hour drive of Richmond, Fredericksburg, and Washington, D.C.
    • Generates revenue from slips, services, and boat sales; significant growth potential.
    • Includes office with showroom, shop building, pool, residence, and other structures.
    • Features a 2,000‑gallon above‑ground gasoline fueling system.
    Property Profile Location Intelligence

    Current Use by Public Records

    Marinas

    Suggested Use

    Real Estate Agency Hotel & Motel Kitchen & Bath Showroom Computer & Electronic Repair Tech Support Center Plumbing Service (Bike/Boat/Book/etc) Store Pet Grooming Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Colonial Beach
    County
    Westmoreland
    State
    Virginia
    Longitude
    -76.9795739
    Latitude
    38.2046078

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    FAQs

    What type of property is this?
    Marina - Established Marina with Growth Potential
    Where is this marina located?
    The property is located at 277 Harbor View Cir Colonial Beach, VA.
    What are key features of this property?
    This property features: 144 wet slips, 84 covered slips, and 60 open slips, plus a boat ramp.; 6.36-acre marina property on Mattox Creek, off the Potomac River.; Located within a two-hour drive of Richmond, Fredericksburg, and Washington, D.C.
    Request Owner's contact information
    277 Harbor View Cir Colonial Beach, VA 22443
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    Colonial Beach, VA 22443
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    277 Harbor View Cir Colonial Beach, VA 22443
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    We can help!
    Listing Contact
    Jonathan Guion
    Jonathan Guion
    Real Estate License ID: 0226007065
    Learn more
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