Two-Unit Duplex with Separate
For Sale
$475,000
2432 Valley Oak Court A&B, Panama City Beach, FL 32408
Residential, Panama City Beach, FL
Property Size2,196 SF
Price / SF$216.30
Days on Market254
Property Features for 2432 Valley Oak Court A&B
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bathroom 1, Bedroom 2, Bedroom 1, Bedroom 3, Bathroom 4, Bedroom 4
Patio and Porch features
Patio
Exterior features
Patio
Fencing
Fenced
Appliances
ElectricRange, ElectricWaterHeater
Subdivision
North Lagoon Oaks
Lot features
Paved
Elementary school
Patronis
Middle school
Surfside
High school
Arnold
Directions
Heading South on Thomas Drive, turn right onto Summer Oak Drive. Make a right onto Grand Oaks Lane and then make a left on Valley Oak Courtt. Duplex will be on the left.
Standard status
Active
APN
30167-808-000
Size
2,196 SF
Taxes and HOA fees
Tax Year
2024
Tax Description
NORTH LAGOON OAKS 7TH ADD. LOT 2 BLK D ORB 4713 P 2049
Tax Annual Amount
5054
Legal Description
NORTH LAGOON OAKS 7TH ADD. LOT 2 BLK D ORB 4713 P 2049
Utilities
Heating system
Electric (Heating)
Cooling system
Central Air, Ceiling Fan(s)
Building Details
Year built
2019
Building materials
HardiplankType
Roof type
Shingle
Architectural style
Other
Listing Agency:
EXP Realty LLC
(888) 883-8509
Listed By:
Team Don and Bubba
(850) 624-8433
Added: Dec 16, 2025
Changed: Aug 24
Last Checked: Aug 27 at 3:06PM
MLS# 782721
Copyright © 2026 Central Panhandle 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 2,196-square-foot duplex was built in 2019 and contains two residences, each arranged with 2 bedrooms and 2 bathrooms. Separate power and water meters support independent utility management, while both units are currently occupied. The property includes a fenced exterior, patio space, Hardiplank-type construction, shingle roofing, electric heating, central air, ceiling fans, an electric range, and an electric water heater.
Located on North Lagoon in Panama City Beach, the property is approximately a 2-minute drive from the beaches and about 15 minutes from Pier Park, with its shopping, dining, and entertainment. The address includes Units A and B at 2432 Valley Oak Court, providing a clearly defined duplex configuration for residential use.
Located on North Lagoon in Panama City Beach, the property is approximately a 2-minute drive from the beaches and about 15 minutes from Pier Park, with its shopping, dining, and entertainment. The address includes Units A and B at 2432 Valley Oak Court, providing a clearly defined duplex configuration for residential use.
Key Highlights
- 2,196 square feet across two residential units
- Each unit includes 2 bedrooms and 2 bathrooms
- Separate power and water meters for Unit A and Unit B
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
$23,366
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
4.92%
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%
$467,320
$467.3K
Cap Rate 7%
$333,800
$333.8K
Cap Rate 9%
$259,622
$259.6K
Market Conditions
NOI Build-Up for 2,196 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
$35.6K $16.20/SF
− Vacancy
−$2.2K −$1.00/SF
EGI
$33.4K $15.20/SF
− OpEx
−$10.0K −$4.56/SF
NOI
$23.4K $10.64/SF
Area
Bay County, FL
Vacancy
6.17%
Lease Rate
$16.20 /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%
$467,320
Cap Rate 7%
$333,800
Cap Rate 9%
$259,622
Alternative Uses
Best Use
Multifamily LT 5
$333.8K
$292.1K – $389.4K
NOI $23,366 @ 7.0% cap · market cap 4.92%
Second Best
Apartment 5plus
$305.9K
$267.6K – $356.9K
NOI $21,411 @ 7.0% cap · market cap 4.51%
Theoretical Best
Office A
$639.8K
$559.9K – $746.5K
NOI $44,789 @ 7.0% cap · market cap 9.43%
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
378
Businesses Nearby
Explore this area
Business Placement
Demographics for 32408, FL
17,479
Population
17,018
Households
1
Avg Household Size
48
Median Age
39%
College-Educated
96%
High-School Grad
8.6 sq mi
ZIP Area
2,032
Density / Sq Mi
$72,322
Median Household Income
$42,749
Median Earnings
$1,453
Median Rent
$352,400
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 occupied residences offer independent utilities and a flexible owner-occupant or rental configuration.
Where is this duplex located?
The property is located at 2432 Valley Oak Court A&B Panama City Beach, FL.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 2,196 square feet across two residential units; Each unit includes 2 bedrooms and 2 bathrooms; Separate power and water meters for Unit A and Unit B
