4000 Utica Pike 13,845 SF Specialty Building Offered at $5,000,000 at a 8.20% Cap Rate in Jeffersonville, IN 47130

A rare opportunity to acquire a stabilized, cash-flowing marina asset on the Ohio River in Jeffersonville, Indiana, one of the region's most sought-after waterfront corridors. With 180 annual and seasonal boat slips, a 83% occupancy rate, and $410,000 in NOI supported by CPA-certified financials, this property delivers immediate, dependable returns at a compelling 8.21% cap rate.
Long-tenured leaseholders, many with decades of continuous occupancy, speak volumes about the quality of this operation and the loyalty of its clientele. This is not a turnaround or a lease-up story. It's a proven, owner-managed asset running lean and efficiently, supported by a bookkeeper and requiring minimal hands-on oversight. A seamless transition for any buyer.
The marina is well-maintained with docks and utilities in good condition, regularly dredged for uninterrupted access, and supported by abundant on-site parking. Direct access to the Lewis and Clark Bridge adds to the property's exceptional connectivity and visibility on the river. Seller does not lease from the Corp. Seller owns the water/land Marina sits on and waterway.
The value-add thesis is straightforward and executable: current slip rates offer meaningful upside through market-rate adjustments, and there is clear capacity to add a new dock accommodating an additional 60 slips, a potential 33% increase in rentable inventory without acquiring additional land.
For investors with a longer-term vision, an adjacent 20+ acres is available for purchase separately, presenting a compelling opportunity for further marina expansion, mixed-use development, or an alternate commercial use entirely such as storage units, RV, and outside storage.
Investment Highlights:
* 180 boat slips | Annual & seasonal leases
* $410,000 NOI | 8.21% Cap Rate | CPA-certified financials
* 83% occupied with decades-long leaseholder base
* Docks and utilities in good condition | Regular dredging program
* Value-add: rate increases + 60-slip dock expansion potential
* Owner-managed | Minimal overhead | Bookkeeper in place
* Prime Ohio River frontage | Lewis and Clark Bridge access
20± adjacent acres available separately for an additional $1,000,000.
Contact the listing agent for the offering memorandum and financials.