Marina Acquisition Calculator

Marina valuation includes wet slip rent, dry storage, fuel, and service revenue.

Wet slip count

Avg slip footage

Per foot annual

Ancillary revenue

Expense ratio %

Cap rate %

Purchase price

$5,235,294

NOI

$445,000

Total revenue

$890,000

How the math works

Slip revenue = slips × footage × $/ft. Total = slip + ancillary. NOI = total × (1 − expense).

180 × 30 × $100 = $540k + $350k = $890k × 50% = $445k NOI / 8.5% = $5.24M.

How to Use

Enter wet slip count.
Enter avg slip footage.
Enter per foot annual.
Enter ancillary revenue.
Enter expense ratio %.
Enter cap rate %.
Read purchase price.

Frequently Asked Questions

Marina valuation drivers?

Cap rate range: 7–10% Class A, 8–12% Class B. Wet slip rent: $50–250/ft annual. Dry storage: $20–80/ft annual. Live-aboard premium: 10–25% over standard slip. Ancillary revenue: fuel ($300–800/foot annually), restaurant lease, retail/ship store, maintenance/yard. Capital reserve: 8–15% (docks, seawall, pilings expensive). Permits: federal Army Corps, state DEP, often hard to expand. Operators: Suntex Marinas, Westrec, Safe Harbor drive consolidation.

How does this asset class compare to traditional CRE?

Specialty assets (self-storage, RV parks, MHP, marinas, cold storage, data centers, parking, car wash, QSR/c-store, billboards, cell towers) typically offer higher cap rates than office/retail but with more operational complexity. They reward specialized operators with deep market knowledge. Lender pool is narrower, capital costs sometimes 50–150 bps higher, but downside resilience often better.

Capex and operational considerations?

Specialty assets often have heavier operational burden than passive triple-net retail. Self-storage, RV, MHP: tenant turn, security, basic upkeep. Marinas, parking, car wash: equipment-heavy with replacement reserves. Cold storage, data center: utilities are major cost. Billboards, cell towers: minimal opex, near-passive. Match management capacity to asset operational intensity.

Exit strategy?

Specialty asset cap rates have compressed significantly over last cycle but volatility is real. Buyers: REITs, private equity rollups, regional operators, 1031 buyers. Strong NOI history, environmental clarity (especially for car wash, gas station), and lease structure (for billboards, cell towers) drive valuation. Plan exit 24+ months in advance for best execution.