Commercial Condo with Spa Treatment
For Sale
$430,000
101 Palm Harbor Parkway, Palm Coast, FL 32137
COMMERCIAL - Palm Coast, FL
Property Size1,125 SF
Price / SF$382.22
Days on Market21
Property Features for 101 Palm Harbor Parkway
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking features
Assigned
Security features
Security
Lot features
Corner Lot
Directions
Traveling on Palm Coast Parkway SE, turn right onto Palm Harbor Parkway. Turn left and arrive at at the European Village.
Subdivision
60 - Palm Coast
Standard status
Active
APN
38-11-31-1915-000B0-1140
Size
1,125 SF
Listing Agency:
Realty Pros Commercial
(386) 253-8565
Listed By:
Briana Quinones
(386) 295-6855
Added: Jul 23
Changed: Aug 4
Last Checked: Aug 12 at 11:06AM
MLS# 1228941
Copyright © 2026 Daytona Beach Area Association of Realtors. 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 commercial condo is currently operating as a turnkey spa and is configured with six private treatment rooms, including one double room with storefront frontage. The suite includes one restroom and a dedicated storage/office area, providing a functional setup for client services within a single space.
Located at 101 Palm Harbor Parkway in Palm Coast’s European Village mixed-use destination, the property benefits from the surrounding mix of restaurants, boutiques, live entertainment, festivals, farmers markets, and nightlife. European Village is also described as being near I-95, the Intracoastal Waterway, and Flagler beaches.
The space is suited for owner-users who want a ready-to-operate wellness or professional setup. The current layout also supports potential reconfiguration for other uses, including medical, wellness, massage, chiropractic, aesthetics, professional office, or retail/restaurant conversion, subject to approvals.
Located at 101 Palm Harbor Parkway in Palm Coast’s European Village mixed-use destination, the property benefits from the surrounding mix of restaurants, boutiques, live entertainment, festivals, farmers markets, and nightlife. European Village is also described as being near I-95, the Intracoastal Waterway, and Flagler beaches.
The space is suited for owner-users who want a ready-to-operate wellness or professional setup. The current layout also supports potential reconfiguration for other uses, including medical, wellness, massage, chiropractic, aesthetics, professional office, or retail/restaurant conversion, subject to approvals.
Key Highlights
- $430,000 price for a 1,125 SF commercial condo in European Village
- Operating as a spa with six private treatment rooms, including a double treatment room with storefront frontage
- Includes 1 restroom plus a storage/office area within the spa space
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
$15,731
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
3.66%
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%
$314,620
$314.6K
Cap Rate 7%
$224,729
$224.7K
Cap Rate 9%
$174,789
$174.8K
Market Conditions
NOI Build-Up for 1,125 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
$29.3K $26.04/SF
− Vacancy
−$3.1K −$2.73/SF
EGI
$26.2K $23.31/SF
− OpEx
−$10.5K −$9.32/SF
NOI
$15.7K $13.98/SF
Area
Flagler County, FL
Vacancy
10.50%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
40.00%
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%
$314,620
Cap Rate 7%
$224,729
Cap Rate 9%
$174,789
Alternative Uses
Best Use
Healthcare Medical
$224.7K
$196.6K – $262.2K
NOI $15,731 @ 7.0% cap · market cap 3.66%
Second Best
Office B
$186.2K
$162.9K – $217.2K
NOI $13,031 @ 7.0% cap · market cap 3.03%
Theoretical Best
Office A
$270.3K
$236.6K – $315.4K
NOI $18,924 @ 7.0% cap · market cap 4.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
208
Businesses Nearby
Under-served
Demand for This Use
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 Office in South region
Questions? Ask Rey
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Similar Off Market Nearby
- Vande Wellness LLc — 4440 N Ocean Shore Blvd Suite # 103, Palm Coast, FL 32137
Frequently Asked Questions
What type of property is this?
Spa & wellness property - Turnkey spa suite with six private treatment rooms, including a double room with storefront frontage.
Where is this spa & wellness property located?
The property is located at 101 Palm Harbor Parkway Palm Coast, FL.
What is the asking price?
The asking price for this property is $430,000.
What are key features of this property?
This property features: $430,000 price for a 1,125 SF commercial condo in European Village; Operating as a spa with six private treatment rooms, including a double treatment room with storefront frontage; Includes 1 restroom plus a storage/office area within the spa space
