Newer Duplex with
For Sale
$534,900
17 FRENEAU Lane, Palm Coast, FL 32137
Residential Income, PALM COAST, FL
Property Size2,426 SF
Lot Size0.23 Acres
Price / SF$220.49
Days on Market158
Property Features for 17 FRENEAU Lane
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
DPX
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bedroom 6, Dining Room, Bedroom 2, Bedroom 4, Bathroom 1, Bathroom 4, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 3
Parking features
Open, Driveway
Interior features
Ceiling Fans(s), Eat-in Kitchen, High Ceilings, Living Room/Dining Room Combo, Stone Counters, Thermostat
Appliances
Dishwasher, Disposal, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer
Subdivision
FOREST GROVE BUS CENTER
Lot features
Irregular Lot
Directions
Old Kings Rd. North left on Freneau Ln.
Standard status
Active
APN
07-11-31-7010-00280-0090
Size
2,426 SF
Lot size
0.23 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
PALM COAST SECTION 10 BLOCK 00028 LOT 0009 SUBDIVISION COMPLETION YEAR 1979 OR 168 PG 244 OR 1490 PG 224-SA OR 2228/342
Tax Annual Amount
6900
Legal Description
PALM COAST SECTION 10 BLOCK 00028 LOT 0009 SUBDIVISION COMPLETION YEAR 1979 OR 168 PG 244 OR 1490 PG 224-SA OR 2228/342
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Building Details
Year built
2024
Flooring type
Tile - Ceramic
Building materials
Block
Roof type
Shingle
Listing Agency:
LIVIN PARADISE REALTY LLC
(386) 276-3600
Listed By:
Antonio Silva · License #3316327
(862) 371-0000
Added: Mar 25
Changed: Aug 20
Last Checked: Aug 29 at 12:06PM
MLS# FC317077
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.
Completed in 2024, this duplex contains 2,426 square feet on a 0.23-acre lot in Palm Coast. The property includes two residences, each arranged with three bedrooms, two full bathrooms, a living room and dining area, an eat-in kitchen, pantry, walk-in closets, and an attached one-car garage. Tile flooring, high ceilings, stone counters, granite countertops, stainless steel appliances, central heating, and central air are included across the property.
The building uses block construction with a shingle roof and is served by public water and public sewer. On-site parking includes two one-car garages along with driveway and open parking areas. DPX zoning is identified for the property, and its two-unit layout supports separate residential occupancy within one building.
The building uses block construction with a shingle roof and is served by public water and public sewer. On-site parking includes two one-car garages along with driveway and open parking areas. DPX zoning is identified for the property, and its two-unit layout supports separate residential occupancy within one building.
Key Highlights
- 2024‑built duplex with 2,426 square feet of building area
- Two 3‑bedroom, 2‑bathroom residences
- Two attached one‑car garages, plus driveway and open parking
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
$28,012
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
5.24%
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%
$560,240
$560.2K
Cap Rate 7%
$400,171
$400.2K
Cap Rate 9%
$311,244
$311.2K
Market Conditions
NOI Build-Up for 2,426 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
$42.2K $17.40/SF
− Vacancy
−$2.2K −$0.90/SF
EGI
$40.0K $16.50/SF
− OpEx
−$12.0K −$4.95/SF
NOI
$28.0K $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%
$560,240
Cap Rate 7%
$400,171
Cap Rate 9%
$311,244
Alternative Uses
Best Use
Multifamily LT 5
$400.2K
$350.2K – $466.9K
NOI $28,012 @ 7.0% cap · market cap 5.24%
Second Best
Apartment 5plus
$355.5K
$311.1K – $414.8K
NOI $24,887 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$583.0K
$510.1K – $680.2K
NOI $40,809 @ 7.0% cap · market cap 7.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
82
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 separately configured residences offer updated interiors, private garages, and a practical owner-occupant or rental arrangement.
Where is this duplex located?
The property is located at 17 FRENEAU Lane Palm Coast, FL.
What is the asking price?
The asking price for this property is $534,900.
What are key features of this property?
This property features: 2024‑built duplex with 2,426 square feet of building area; Two 3‑bedroom, 2‑bathroom residences; Two attached one‑car garages, plus driveway and open parking
