Modern Two-Unit Duplex with
For Sale
$500,000
Pending
24 Pontiac Ln, Palm Coast, FL 32164
Well-maintained duplex with updated interiors, private garages, patios, and a fully enclosed backyard.
Property Size2,792 SF
Days on Market72
Property Features for 24 Pontiac Ln
General Information
Standard status
Pending
Size
2,792 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Amenities
private patios
fully fenced backyard
Building Details
Year Built
2021
Buildings
1
Listing Agency:
EAZ REALTY LLC
Listed By:
ANTONIO MELENDEZ PEREZ · License #3418935
(386) 864-0178
Source:
Myfirstcoasthomesearch
Added: Jul 16
Changed: Sep 23
Last Checked: Sep 24 at 10:46AM
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 EAZ REALTY LLC
Investment Insights
Based on property information with market context.
Constructed in 2021, this 2,792-square-foot duplex contains two residences with matching three-bedroom, two-bath layouts. Each unit includes an open-concept living arrangement, a functional kitchen, a generously sized primary suite, a private patio, and its own garage. The property is designed for separate occupancy, with outdoor space and parking serving each residence.
A fully fenced backyard adds privacy and usable exterior space for both units. Located at 24 Pontiac Ln in Palm Coast, the property offers newer construction and a two-unit configuration suitable for residential income ownership or an owner-occupant arrangement, as supported by the individual unit layouts and separate garages.
A fully fenced backyard adds privacy and usable exterior space for both units. Located at 24 Pontiac Ln in Palm Coast, the property offers newer construction and a two-unit configuration suitable for residential income ownership or an owner-occupant arrangement, as supported by the individual unit layouts and separate garages.
Key Highlights
- Two‑unit duplex totaling 2,792 square feet
- Built in 2021
- Each unit has 3 bedrooms and 2 bathrooms
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
$32,238
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
6.45%
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%
$644,760
$644.8K
Cap Rate 7%
$460,543
$460.5K
Cap Rate 9%
$358,200
$358.2K
Market Conditions
NOI Build-Up for 2,792 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
$48.6K $17.40/SF
− Vacancy
−$2.5K −$0.90/SF
EGI
$46.1K $16.50/SF
− OpEx
−$13.8K −$4.95/SF
NOI
$32.2K $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%
$644,760
Cap Rate 7%
$460,543
Cap Rate 9%
$358,200
Alternative Uses
Best Use
Multifamily LT 5
$460.5K
$403.0K – $537.3K
NOI $32,238 @ 7.0% cap · market cap 6.45%
Second Best
Apartment 5plus
$409.2K
$358.0K – $477.4K
NOI $28,641 @ 7.0% cap · market cap 5.73%
Theoretical Best
Office A
$670.9K
$587.1K – $782.8K
NOI $46,966 @ 7.0% cap · market cap 9.39%
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
Location Intelligence
Trade Area within ½ mile
120
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
Check the figures for this property
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 - Well-maintained duplex with updated interiors, private garages, patios, and a fully enclosed backyard.
Where is this duplex located?
The property is located at 24 Pontiac Ln Palm Coast, FL.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,792 square feet; Built in 2021; Each unit has 3 bedrooms and 2 bathrooms
