Duplex Patio Villa with One-and-a-Half Car
For Sale
$534,000
Pending
425-B Suwannee Drive, Watersound, FL 32461
Residential, Watersound, FL
Property Size1,418 SF
Days on Market166
Property Features for 425-B Suwannee Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
Resid Single Family
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Family Room, Bedroom 2
Window features
Storm Window(s)
Interior features
Kitchen Island, Pantry
Appliances
Auto Garage Door Opn, Dishwasher, Microwave, Refrigerator, Stove/Oven Gas, Warranty Provided, Water Heater - Tnkls
Subdivision
WATERSOUND ORIGINS
Elementary school
Dune Lakes
Middle school
Emerald Coast
High school
South Walton
Directions
Located in the Watersound Town Center at the corner of Hwy 98 and Watersound Pkwy. From Hwy 98, turn onto Watersound Pkwy North, then turn right onto Origins Main St, and the Watersound Discovery Center is the 2nd building on the right, 34 Origins Main St, Ste 101.
Standard status
Pending
APN
23-3S-18-16160-000-0530
Size
1,418 SF
Taxes and HOA fees
Tax Description
LOT 53 THE VILLAS AT LONGLEAF PARK PB 26-93 OR 3362-2141
HOA Fee
$924 Quarterly
Legal Description
LOT 53 THE VILLAS AT LONGLEAF PARK PB 26-93 OR 3362-2141
Utilities
Sewer type
Public Sewer
Amenities
covered rear patio
upgraded kitchen
10' ceilings
luxury vinyl plank flooring
impact-rated windows
LED lighting
tankless gas water heater
front porch
Building Details
Year built
2026
Floors in Building
1
Flooring type
Tile, Vinyl
Building materials
Frame, Siding CmntFbrHrdBrd
Architectural style
Other
Listing Agency:
Watersound Real Estate
(850) 213-5170
Listed By:
Builder Services
(850) 428-3002
Added: Mar 30
Changed: Sep 8
Last Checked: Sep 11 at 5:06AM
MLS# 999919
Copyright © 2026 Emerald Coast 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 under-construction duplex paired patio villa offers single-level living with two bedrooms and two bathrooms, plus a 1.5-car garage. The Lucas floor plan begins at the foyer and opens into the kitchen, dining, and family room, extending to a covered rear patio with a wooded view. Interior details include 10' ceilings and 8' doors, along with luxury vinyl plank flooring and tile.
The home is built with frame and fiber cement board siding, with impact-rated windows and LED lighting for energy efficiency. A tankless gas water heater supports the home’s hot water needs. Entry features a SmartCode touchscreen entry, and the plan includes a family foyer/drop zone and a covered front porch. Practical interior features include a kitchen island and a pantry.
Additional conveniences are supported by the room layout, including bathroom 1 and bathroom 2, bedroom 1 and bedroom 2, and a family room. The property is on public sewer and is zoned Resid Single Family. Estimated completion aligns with the 2026 year built.
The home is built with frame and fiber cement board siding, with impact-rated windows and LED lighting for energy efficiency. A tankless gas water heater supports the home’s hot water needs. Entry features a SmartCode touchscreen entry, and the plan includes a family foyer/drop zone and a covered front porch. Practical interior features include a kitchen island and a pantry.
Additional conveniences are supported by the room layout, including bathroom 1 and bathroom 2, bedroom 1 and bedroom 2, and a family room. The property is on public sewer and is zoned Resid Single Family. Estimated completion aligns with the 2026 year built.
Key Highlights
- Under construction paired patio villa duplex with 2 bedrooms and 2 bathrooms
- 1.5‑car garage and covered rear patio with wooded view
- 10' ceilings and 8' doors
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
$15,704
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
2.94%
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%
$314,080
$314.1K
Cap Rate 7%
$224,343
$224.3K
Cap Rate 9%
$174,489
$174.5K
Market Conditions
NOI Build-Up for 1,418 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
$34.0K $24.00/SF
− Vacancy
−$5.5K −$3.86/SF
EGI
$28.6K $20.14/SF
− OpEx
−$12.8K −$9.06/SF
NOI
$15.7K $11.07/SF
Area
Walton County, FL
Vacancy
16.10%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
45.00%
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%
$314,080
Cap Rate 7%
$224,343
Cap Rate 9%
$174,489
Alternative Uses
Best Use
Apartment 5plus
$224.3K
$196.3K – $261.7K
NOI $15,704 @ 7.0% cap · market cap 2.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$356.6K
$312.0K – $416.0K
NOI $24,962 @ 7.0% cap · market cap 4.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 32461, FL
2,878
Population
5,860
Households
0.5
Avg Household Size
52
Median Age
59%
College-Educated
95%
High-School Grad
14.9 sq mi
ZIP Area
193
Density / Sq Mi
$146,393
Median Household Income
$82,620
Median Earnings
$2,665
Median Rent
$947,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Under construction paired patio villa with two bedrooms, two baths, and a one-and-a-half-car garage.
Where is this single family property located?
The property is located at 425-B Suwannee Drive Watersound, FL.
What is the asking price?
The asking price for this property is $534,000.
What are key features of this property?
This property features: Under construction paired patio villa duplex with 2 bedrooms and 2 bathrooms; 1.5‑car garage and covered rear patio with wooded view; 10' ceilings and 8' doors
