Two-Unit Duplex with Tile
For Sale
$399,000
4 Pony Lane A & B, Palm Coast, FL 32164
Both residences provide two bedrooms and two bathrooms, supporting flexible occupancy or rental arrangements.
Property Size2,278 SF
Price / SF$175.15
Days on Market14
Property Features for 4 Pony Lane A & B
General Information
Standard status
Active
Size
2,278 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
2002
Listing Agency:
REALTY EXCHANGE, LLC
(386) 931-6311
Listed By:
Julie Sabine · License #3080128
Source:
Bradfordrealestatenetwork
Added: Aug 3
Changed: Aug 4
Last Checked: Aug 16 at 9:51AM
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 REALTY EXCHANGE, LLC
Investment Insights
Based on property information with market context.
Built in 2002, this 2,278-square-foot duplex contains two separate residences, each with two bedrooms and two bathrooms. The property has an original tile roof described as well maintained and in great condition, along with newer garage door openers, most appliances, fresh interior paint, and partial fencing.
Unit B is leased through April 2027 and received a new A/C system in June 2025. Unit A is vacant, with its A/C replaced in May 2022, allowing a buyer to occupy the unit or prepare it for a new tenant. The duplex is located at 4 Pony Lane A & B in Palm Coast, within an established neighborhood.
Unit B is leased through April 2027 and received a new A/C system in June 2025. Unit A is vacant, with its A/C replaced in May 2022, allowing a buyer to occupy the unit or prepare it for a new tenant. The duplex is located at 4 Pony Lane A & B in Palm Coast, within an established neighborhood.
Key Highlights
- 2,278‑square‑foot duplex built in 2002
- Two units, each with 2 bedrooms and 2 bathrooms
- Unit B lease in place through April 2027
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
$26,303
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
6.59%
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%
$526,060
$526.1K
Cap Rate 7%
$375,757
$375.8K
Cap Rate 9%
$292,256
$292.3K
Market Conditions
NOI Build-Up for 2,278 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
$39.6K $17.40/SF
− Vacancy
−$2.1K −$0.90/SF
EGI
$37.6K $16.50/SF
− OpEx
−$11.3K −$4.95/SF
NOI
$26.3K $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%
$526,060
Cap Rate 7%
$375,757
Cap Rate 9%
$292,256
Alternative Uses
Best Use
Multifamily LT 5
$375.8K
$328.8K – $438.4K
NOI $26,303 @ 7.0% cap · market cap 6.59%
Second Best
Apartment 5plus
$333.8K
$292.1K – $389.5K
NOI $23,369 @ 7.0% cap · market cap 5.86%
Theoretical Best
Office A
$547.4K
$479.0K – $638.7K
NOI $38,320 @ 7.0% cap · market cap 9.60%
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
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
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Both residences provide two bedrooms and two bathrooms, supporting flexible occupancy or rental arrangements.
Where is this duplex located?
The property is located at 4 Pony Lane A & B Palm Coast, FL.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: 2,278‑square‑foot duplex built in 2002; Two units, each with 2 bedrooms and 2 bathrooms; Unit B lease in place through April 2027
