3-Bedroom Duplex with Private
For Sale
$415,500
Pending
70 RED MILL Drive, Palm Coast, FL 32164
Residential Income, PALM COAST, FL
Property Size2,541 SF
Lot Size0.23 Acres
Days on Market36
Property Features for 70 RED MILL Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
DPX
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 3, Bedroom 1, Bedroom 4, Bedroom 2, Bathroom 1, Bathroom 4, Bedroom 3
Interior features
Ceiling Fans(s)
Exterior features
Private Mailbox, Sliding Doors
Appliances
Dishwasher, Microwave, Range, Refrigerator
Subdivision
LEHIGH WOODS
Directions
Belle Terre Parkway to Royal Palms Parkway, turn right on Rymfire Drive, then left on Red Mill Drive.
Standard status
Pending
APN
07-11-31-7033-00140-0040
Size
2,541 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PALM COAST SECTION 33 BLOCK 00014 LOT 0004 SUBDIVISION COMPLETION YEAR 1981 OR 204 PG 759 OR 856 PG 1439 OR 864 PG 1112 OR 945 PG 1569 OR 1050 PG 1069 OR 1523 PG 1474 OR 1523 PG 1693-CD OR 1555 PG 1123 OR 1912/593 OR 1912/618-LSU TRUST
Tax Annual Amount
5834
Legal Description
PALM COAST SECTION 33 BLOCK 00014 LOT 0004 SUBDIVISION COMPLETION YEAR 1981 OR 204 PG 759 OR 856 PG 1439 OR 864 PG 1112 OR 945 PG 1569 OR 1050 PG 1069 OR 1523 PG 1474 OR 1523 PG 1693-CD OR 1555 PG 1123 OR 1912/593 OR 1912/618-LSU TRUST
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2003
Floors in Building
1
Flooring type
Carpet, Vinyl
Building materials
Block, Concrete, Stucco
Roof type
Shingle
Listing Agency:
TRADEMARK REALTY GROUP LLC
(386) 447-6889
Listed By:
Nicholas Michael · License #3457628
(386) 338-7711
Added: Jul 31
Changed: Aug 31
Last Checked: Sep 4 at 5:06PM
MLS# FC320414
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 duplex contains 2,541 square feet across two matching residences, each arranged with 3 bedrooms, 2 full bathrooms, and an open living-and-dining area. Luxury vinyl flooring serves the main living spaces, while the bedrooms have carpet. Sliding doors open to separate rear patios, giving each unit dedicated outdoor space. Central heating and central air conditioning serve the property, with ceiling fans and standard kitchen appliances including dishwashers, microwaves, ranges, and refrigerators.
Built in 2003 on a 0.23-acre lot, the property is positioned across from a wooded area with no homes immediately opposite the site. Public water and public sewer are in place, and the structure features block, concrete, and stucco construction beneath a shingle roof. Shopping, restaurants, schools, parks, US-1, and I-95 are identified nearby or accessible from the property.
Built in 2003 on a 0.23-acre lot, the property is positioned across from a wooded area with no homes immediately opposite the site. Public water and public sewer are in place, and the structure features block, concrete, and stucco construction beneath a shingle roof. Shopping, restaurants, schools, parks, US-1, and I-95 are identified nearby or accessible from the property.
Key Highlights
- 2,541 square feet configured as a duplex
- Each unit includes 3 bedrooms and 2 full bathrooms
- Two matching floor plans with open living and dining areas
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
$29,340
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
7.06%
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%
$586,800
$586.8K
Cap Rate 7%
$419,143
$419.1K
Cap Rate 9%
$326,000
$326.0K
Market Conditions
NOI Build-Up for 2,541 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
$44.2K $17.40/SF
− Vacancy
−$2.3K −$0.90/SF
EGI
$41.9K $16.50/SF
− OpEx
−$12.6K −$4.95/SF
NOI
$29.3K $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%
$586,800
Cap Rate 7%
$419,143
Cap Rate 9%
$326,000
Alternative Uses
Best Use
Multifamily LT 5
$419.1K
$366.8K – $489.0K
NOI $29,340 @ 7.0% cap · market cap 7.06%
Second Best
Apartment 5plus
$372.4K
$325.8K – $434.5K
NOI $26,067 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$610.6K
$534.3K – $712.4K
NOI $42,744 @ 7.0% cap · market cap 10.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
68
Businesses Nearby
Explore this area
Business Placement
Demographics for 32164, FL
49,412
Population
22,902
Households
2.2
Avg Household Size
48
Median Age
26%
College-Educated
91%
High-School Grad
32.5 sq mi
ZIP Area
1,520
Density / Sq Mi
$71,738
Median Household Income
$37,976
Median Earnings
$1,724
Median Rent
$308,100
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 matching residences offer open living areas, private outdoor space, and durable finishes in an established Palm Coast neighborhood.
Where is this duplex located?
The property is located at 70 RED MILL Drive Palm Coast, FL.
What is the asking price?
The asking price for this property is $415,500.
What are key features of this property?
This property features: 2,541 square feet configured as a duplex; Each unit includes 3 bedrooms and 2 full bathrooms; Two matching floor plans with open living and dining areas
