Updated Duplex with Tenants In
For Sale
$429,000
10 BREN MAR LANE, Palm Coast, FL 32137
Two freshly renovated units with tenants in place, plus major system updates including roof, HVAC, and water heaters.
Property Size2,059 SF
Price / SF$208.35
Days on Market51
Property Features for 10 BREN MAR LANE
General Information
Standard status
Active
Size
2,059 SF
Property subtype
Duplex
Occupancy
100%
Additional Details
Multifamily Units
2
Building Details
Year Built
1987
Listing Agency:
RE/MAX SELECT PROFESSIONALS
(386) 283-4966
Listed By:
Ann Gordon · License #3282712
(386) 931-7452
Source:
Dennisrealty
Added: Jul 22
Changed: Sep 10
Last Checked: Sep 10 at 7:03AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX SELECT PROFESSIONALS
Investment Insights
Based on property information with market context.
This updated duplex features two freshly renovated units, each side newly improved top to bottom. Unit A includes 2 bedrooms and 2 bathrooms with a layout totaling 914 square feet. Unit B offers 3 bedrooms and 2 bathrooms with a layout totaling 1,144 square feet. The renovation includes a new kitchen and appliances, updated bathrooms and light fixtures, and improvements such as a newer roof and gutters, HVAC and water heaters, and painted garage floors.
The property is located in Palm Coast, conveniently near shopping, parks, and schools. Both units are currently occupied by tenants in place.
With tenant occupancy and full-side renovations completed, the duplex presents a straightforward income-oriented residential property configuration for an owner seeking immediate rental income.
The property is located in Palm Coast, conveniently near shopping, parks, and schools. Both units are currently occupied by tenants in place.
With tenant occupancy and full-side renovations completed, the duplex presents a straightforward income-oriented residential property configuration for an owner seeking immediate rental income.
Key Highlights
- Duplex built in 1987 with two freshly renovated units and tenants already in place
- Unit A: 914 SF, 2 bed/2 bath with newly updated kitchen, appliances, bathrooms, and light fixtures
- Unit B: 1,144 SF, 3 bed/2 bath with newly updated kitchen, appliances, bathrooms, and light fixtures
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
5.54%
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 5.54%
Second Best
Apartment 5plus
$301.7K
$264.0K – $352.0K
NOI $21,122 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$494.8K
$433.0K – $577.3K
NOI $34,636 @ 7.0% cap · market cap 8.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two freshly renovated units with tenants in place, plus major system updates including roof, HVAC, and water heaters.
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 $429,000.
What are key features of this property?
This property features: Duplex built in 1987 with two freshly renovated units and tenants already in place; Unit A: 914 SF, 2 bed/2 bath with newly updated kitchen, appliances, bathrooms, and light fixtures; Unit B: 1,144 SF, 3 bed/2 bath with newly updated kitchen, appliances, bathrooms, and light fixtures
