Turnkey Updated Duplex
For Sale
$439,900
10 BREN MAR Lane, Palm Coast, FL 32137
MULTI_FAMILY - PALM COAST, FL
Property Size2,059 SF
Lot Size0.28 Acres
Price / SF$213.65
Days on Market26
Property Features for 10 BREN MAR Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
DPX
Interior features
Ceiling Fans(s)
Appliances
Cooktop, Dishwasher, Microwave, Refrigerator
Subdivision
PALM COAST SEC 13 BRESSLER PRCL H BROOKSIDE PRCL P
Directions
From I-95 take exit 289 for Palm Coast Pkwy. Head East on Palm Coast Pkwy. Turn right onto Bruidgehaven Drive and first right on to Bren Mar Ln. Property on right.
Standard status
Active
APN
07-11-31-7013-00050-0030
Size
2,059 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PALM COAST SECTION 13 BLOCK 00005 LOT 0003 SUBDIVISION OR 318 PG 533 OR 1226 PG 1331- CYNTHIA BEDELL TRUST OR 1878/120-DC
Tax Annual Amount
4282
Legal Description
PALM COAST SECTION 13 BLOCK 00005 LOT 0003 SUBDIVISION OR 318 PG 533 OR 1226 PG 1331- CYNTHIA BEDELL TRUST OR 1878/120-DC
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Building Details
Year built
1987
Floors in Building
1
Flooring type
Vinyl
Building materials
Block
Roof type
Shingle
Listing Agency:
RE/MAX SELECT PROFESSIONALS · RE/MAX International
(386) 283-4966
Listed By:
Ann Gordon · License #3282712
(386) 931-7452
Added: Jul 22
Changed: Aug 13
Last Checked: Aug 16 at 9:06AM
MLS# FC320148
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 updated duplex includes two freshly renovated units, each currently tenant-occupied. Unit A offers a 2 bedroom, 2 bathroom layout with 914 square feet, and Unit B offers a 3 bedroom, 2 bathroom layout with 1,144 square feet. Renovations are described as top-to-bottom, including new kitchens and appliances, new bathrooms and light fixtures, and a newer roof and gutters.
Additional improvements noted in the remarks include newer HVAC and water heaters, as well as painted garage floors. The property is listed as having minimal maintenance for the next owner, and the units provide immediate rental income with tenants in place.
Located in Palm Coast, Florida in Flagler County, the property sits on a 0.28-acre lot. The local zoning is shown as DPX.
Additional improvements noted in the remarks include newer HVAC and water heaters, as well as painted garage floors. The property is listed as having minimal maintenance for the next owner, and the units provide immediate rental income with tenants in place.
Located in Palm Coast, Florida in Flagler County, the property sits on a 0.28-acre lot. The local zoning is shown as DPX.
Key Highlights
- Updated duplex built in 1987 with block construction
- Unit A: 914 SF, 2 bed/2 bath
- Unit B: 1,144 SF, 3 bed/2 bath
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
$23,775
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
5.40%
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%
$475,500
$475.5K
Cap Rate 7%
$339,643
$339.6K
Cap Rate 9%
$264,167
$264.2K
Market Conditions
NOI Build-Up for 2,059 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
$35.8K $17.40/SF
− Vacancy
−$1.9K −$0.90/SF
EGI
$34.0K $16.50/SF
− OpEx
−$10.2K −$4.95/SF
NOI
$23.8K $11.55/SF
Area
Flagler County, FL
Vacancy
5.20%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
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%
$475,500
Cap Rate 7%
$339,643
Cap Rate 9%
$264,167
Alternative Uses
Best Use
Multifamily LT 5
$339.6K
$297.2K – $396.3K
NOI $23,775 @ 7.0% cap · market cap 5.40%
Second Best
Apartment 5plus
$301.7K
$264.0K – $352.0K
NOI $21,122 @ 7.0% cap · market cap 4.80%
Theoretical Best
Office A
$494.8K
$433.0K – $577.3K
NOI $34,636 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,211
Businesses Nearby
Explore this area
Business Placement
Demographics for 32137, FL
46,258
Population
24,717
Households
1.9
Avg Household Size
57
Median Age
37%
College-Educated
95%
High-School Grad
62.4 sq mi
ZIP Area
741
Density / Sq Mi
$78,731
Median Household Income
$42,249
Median Earnings
$1,790
Median Rent
$360,600
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two fully renovated units, both occupied, offering 2 bed/2 bath and 3 bed/2 bath layouts in Palm Coast.
Where is this duplex located?
The property is located at 10 BREN MAR Lane Palm Coast, FL.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: Updated duplex built in 1987 with block construction; Unit A: 914 SF, 2 bed/2 bath; Unit B: 1,144 SF, 3 bed/2 bath
