Duplex With Private
For Sale
$415,500
70 RED MILL DRIVE, Palm Coast, FL 32164
Two matching three-bedroom residences provide flexible rental, ownership, or multigenerational living arrangements.
Property Size2,541 SF
Price / SF$163.52
Days on Market14
Property Features for 70 RED MILL DRIVE
General Information
Standard status
Active
Size
2,541 SF
Property subtype
Duplex
Building Details
Year Built
2003
Listing Agency:
TRADEMARK REALTY GROUP LLC
(386) 447-6889
Listed By:
Nicholas Michael · License #3457628
Source:
Dennisrealty
Added: Aug 3
Changed: Aug 16
Last Checked: Aug 16 at 6:47AM
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 TRADEMARK REALTY GROUP LLC
Investment Insights
Based on property information with market context.
Built in 2003, this duplex includes two matching residences, each with three bedrooms, two full bathrooms, and an open living-and-dining layout. Luxury vinyl plank flooring extends through the main living areas, while the bedrooms feature carpeting. Sliding doors connect both residences to separate rear patios, adding private outdoor space to each floor plan. The property measures 2,541 square feet.
The duplex is in the Lehigh Woods community of Palm Coast and faces a wooded area, with no residences immediately opposite the property. Shopping, restaurants, schools, and parks are located nearby, while US-1 and I-95 provide regional road access. The matching layouts support rental use, owner occupancy in one residence, or multigenerational living.
The duplex is in the Lehigh Woods community of Palm Coast and faces a wooded area, with no residences immediately opposite the property. Shopping, restaurants, schools, and parks are located nearby, while US-1 and I-95 provide regional road access. The matching layouts support rental use, owner occupancy in one residence, or multigenerational living.
Key Highlights
- Two matching residences, each with 3 bedrooms and 2 full bathrooms
- 2,541‑square‑foot duplex built in 2003
- Private rear patio assigned to each residence
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
$29,340
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
7.06%
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%
$586,800
$586.8K
Cap Rate 7%
$419,143
$419.1K
Cap Rate 9%
$326,000
$326.0K
Market Conditions
NOI Build-Up for 2,541 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
$44.2K $17.40/SF
− Vacancy
−$2.3K −$0.90/SF
EGI
$41.9K $16.50/SF
− OpEx
−$12.6K −$4.95/SF
NOI
$29.3K $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%
$586,800
Cap Rate 7%
$419,143
Cap Rate 9%
$326,000
Alternative Uses
Best Use
Multifamily LT 5
$419.1K
$366.8K – $489.0K
NOI $29,340 @ 7.0% cap · market cap 7.06%
Second Best
Apartment 5plus
$372.4K
$325.8K – $434.5K
NOI $26,067 @ 7.0% cap · market cap 6.27%
Theoretical Best
Office A
$610.6K
$534.3K – $712.4K
NOI $42,744 @ 7.0% cap · market cap 10.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
75
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two matching three-bedroom residences provide flexible rental, ownership, or multigenerational living arrangements.
Where is this duplex located?
The property is located at 70 RED MILL DRIVE Palm Coast, FL.
What is the asking price?
The asking price for this property is $415,500.
What are key features of this property?
This property features: Two matching residences, each with 3 bedrooms and 2 full bathrooms; 2,541‑square‑foot duplex built in 2003; Private rear patio assigned to each residence
