Two-Bedroom Duplex with Pond
For Sale
$295,000
44 FORE Drive, New Smyrna Beach, FL 32168
Residential, NEW SMYRNA BEACH, FL
Property Size1,242 SF
Lot Size0.11 Acres
Price / SF$237.52
Days on Market436
Property Features for 44 FORE Drive
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
10PUD
Bedrooms
2
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 1, Bedroom 2, Bathroom 2
Pets allowed
Cats OK, Dogs OK
Exterior features
Courtyard
Appliances
Range, Refrigerator
Subdivision
FAIRGREEN UNIT 03
Directions
.
Standard status
Active
APN
7312-04-00-2070
Size
1,242 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
LOT 207 FAIRGREEN UNIT III MB 34 PG 158 PER OR 3859 PG 4719 PER OR 6155 PG 4453 PER OR 6921 PG 3916 PER OR 8426 PG 3797 PER OR 8481 PG 0998 PER OR 8587 PG 3399
Tax Annual Amount
4018
Legal Description
LOT 207 FAIRGREEN UNIT III MB 34 PG 158 PER OR 3859 PG 4719 PER OR 6155 PG 4453 PER OR 6921 PG 3916 PER OR 8426 PG 3797 PER OR 8481 PG 0998 PER OR 8587 PG 3399
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Public
Amenities
community pool
Building Details
Year built
1978
Floors in Building
1
Flooring type
Tile, Laminate, Vinyl
Building materials
Frame
Roof type
Shingle
Listing Agency:
WHITE WHALE REAL ESTATE
(388) 689-5171
Listed By:
Christopher Schwarz · License #3216401
(386) 689-5171
Added: Jul 3, 2025
Changed: Sep 7
Last Checked: Sep 11 at 3:06PM
MLS# NS1085383
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.
This 1,242-square-foot duplex in New Smyrna Beach includes two bedrooms, two bathrooms, a two-car garage, and courtyard space. The residence was built in 1978 and features frame construction, a shingle roof, laminate, vinyl, and tile flooring, plus electric heating and central air conditioning. Public water and public sewer serve the property, with a range and refrigerator included.
Located within the Hidden Lakes Golf Community, the home overlooks a pond and provides access to the community pool. The property is minutes from the beach, historic Canal Street, and area restaurants, with three golf courses nearby. Zoning is 10PUD, and the lot encompasses 0.11 acres.
Located within the Hidden Lakes Golf Community, the home overlooks a pond and provides access to the community pool. The property is minutes from the beach, historic Canal Street, and area restaurants, with three golf courses nearby. Zoning is 10PUD, and the lot encompasses 0.11 acres.
Key Highlights
- 1,242‑square‑foot duplex with 2 bedrooms and 2 bathrooms
- Pond views within the Hidden Lakes Golf Community
- Two‑car garage and courtyard space
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
$10,895
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
3.69%
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%
$217,900
$217.9K
Cap Rate 7%
$155,643
$155.6K
Cap Rate 9%
$121,056
$121.1K
Market Conditions
NOI Build-Up for 1,242 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
$17.3K $13.92/SF
− Vacancy
−$1.7K −$1.39/SF
EGI
$15.6K $12.53/SF
− OpEx
−$4.7K −$3.76/SF
NOI
$10.9K $8.77/SF
Area
Volusia County, FL
Vacancy
9.97%
Lease Rate
$13.92 /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%
$217,900
Cap Rate 7%
$155,643
Cap Rate 9%
$121,056
Alternative Uses
Best Use
Multifamily LT 5
$155.6K
$136.2K – $181.6K
NOI $10,895 @ 7.0% cap · market cap 3.69%
Second Best
Apartment 5plus
$135.2K
$118.3K – $157.7K
NOI $9,464 @ 7.0% cap · market cap 3.21%
Theoretical Best
Office A
$366.2K
$320.4K – $427.3K
NOI $25,635 @ 7.0% cap · market cap 8.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
120
Businesses Nearby
Explore this area
Business Placement
Demographics for 32168, FL
30,058
Population
16,439
Households
1.8
Avg Household Size
54
Median Age
31%
College-Educated
93%
High-School Grad
153.9 sq mi
ZIP Area
195
Density / Sq Mi
$72,967
Median Household Income
$41,076
Median Earnings
$1,608
Median Rent
$310,200
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 - Set within a golf community, the property offers pond views, a two-car garage, and access to a community pool.
Where is this duplex located?
The property is located at 44 FORE Drive New Smyrna Beach, FL.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 1,242‑square‑foot duplex with 2 bedrooms and 2 bathrooms; Pond views within the Hidden Lakes Golf Community; Two‑car garage and courtyard space
