It has been fully owned by a man and his wife since 1965. They are both well into retirement age, and they decided to retire after spending so many wonderful years operating this well-known marina in central New Jersey. No other employees operate the marina. It has 3 lots and 300 feet of waterfront property. Most importantly, the area will further develop, attracting more visitors over the next few years. They also anticipate the expansion of the routes for the Seastreak Ferries servicing points in Manhattan, central New Jersey, Nantucket, Martha's Vineyard, and more.
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On one of the lots, there is a two-bedroom house with a basement that contains a bait shop. In addition to this bait shop, the marina provides fuel oil for the boats. Both of these moneymakers are currently leased, but an option for a new owner would be to operate them as well. In addition, it is possible to add a snack bar, restaurant, or informal bar for marina renters and visitors. This option would easily expand the property’s and business value. In addition, other services, such as maintenance and repair, are basically performed as an offered service.
Two mechanics visit on site for engine repair and provide the owner with a percentage of their repair fee. Winter storage is done on a cash basis.
People often visit this marina because of its location and access to the bait shop.
Newly paved access has been a recent addition.
There are a total of 21 slips for boats as small as 22’, 35', and 40', and a couple of slips for larger 50 and 60’ boats. The slip rental rate is $2000 to $3000 per boat annually. That brings in $50k for slip rental along with $20k in storage fees done on a cash basis. They do have a crane, which, when operated, charges $100 to $200.
There are no environmental concerns, and the marina has the appropriate liability insurance as well.
In fact, today its business value coupled with the value of the property is significant, with plenty of options to increase its value and service offerings after its sale. Certainly, much could be done to expand the business revenue, such as a restaurant, bar, repair facility, perhaps outsourced services, etc.
The primary driver of marina income is the number of slips available for rental, the size of the boat(s) that the slips can accommodate (bigger are more expensive), and the rental rate for each. To supplement this income, smooth out seasonal variations, and cater to customer needs, marinas have complementary services like gasoline, repairs, maintenance, storage, boat sales, and food. Clearly, these "other" sources of income are also linked to the number of boats in the marina and the popularity of location 1.
Today, the marina, while popular and well situated, could easily expand its limited revenue base. The business value today is an estimate of the earnings potential of the marina for the next few years. For a well-developed marina and with proactive management of the site's portfolio, including the business, the site, and the money-producing components, the typical P/E ratio is extraordinary.
