Furnished
For Sale
$515,000
357 BOUNDARY Boulevard, Rotonda West, FL 33947
Residential Income, ROTONDA WEST, FL
Property Size2,626 SF
Lot Size0.33 Acres
Price / SF$196.12
Days on Market317
Property Features for 357 BOUNDARY Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF15
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bathroom 1, Family Room, Bedroom 4, Bedroom 6, Bathroom 4, Bedroom 3, Bedroom 5, Bedroom 2, Bedroom 1
Window features
Storm Window(s)
Pets allowed
Yes
Interior features
Ceiling Fans(s), High Ceilings, Kitchen/Family Room Combo, Open Floorplan, Primary Bedroom Main Floor, Stone Counters, Tray Ceiling(s), Walk-In Closet(s)
Exterior features
Rain Gutters, Sidewalk
Appliances
Dishwasher, Dryer, Microwave, Range, Washer
Subdivision
ROTONDA WEST PEBBLE BEACH
Lot features
Oversized Lot
Elementary school
The Island School
Middle school
SKY Academy Englewood
High school
Lemon Bay High
Directions
From US 41 North to right onto Cornelius Blvd to right onto FL-776 to left onto Oceanspray Blvd to left onto Sunnybrook Blvd to right onto Boundary Blvd house will be on the right.
Standard status
Active
APN
412015428002
Size
2,626 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2024
Tax Description
RPB 000 0000 1049 ROTONDA WEST PEBBLE BEACH LT1049 2348/718 2394/492 3712/1370 3980/1375 4689/1587 3193736
Tax Annual Amount
9387
Legal Description
RPB 000 0000 1049 ROTONDA WEST PEBBLE BEACH LT1049 2348/718 2394/492 3712/1370 3980/1375 4689/1587 3193736
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
spray-foam attic insulation
hurricane-impact windows and doors
paver driveways
rain gutters
landscaping
Building Details
Year built
2022
Number of units
2
Flooring type
Tile, Vinyl
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
RE/MAX PALM REALTY OF VENICE · RE/MAX International
(941) 451-2025
Listed By:
Regina Melman · License #3455400
(941) 525-6818
Added: Oct 17, 2025
Changed: Aug 26
Last Checked: Aug 29 at 4:06PM
MLS# N6140880
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 2022 duplex contains 2,626 square feet under air on a 0.33-acre lot. Each side includes three bedrooms and two bathrooms, with open-concept living areas, tray ceilings, luxury vinyl plank flooring, and tile in wet areas. The kitchens feature granite countertops, soft-close cabinetry, and pantry storage. Both residences are fully furnished.
Solid block and stucco construction is complemented by hurricane-impact windows and doors, spray-foam attic insulation, paver driveways, rain gutters, a sprinkler system, and landscaping. The property is connected to public water and public sewer, with central heating and central air. RMF15 zoning applies, and the property is identified as not being in a flood zone. Rotonda West beaches, parks, golf courses, dining, and shopping are described as minutes away.
Solid block and stucco construction is complemented by hurricane-impact windows and doors, spray-foam attic insulation, paver driveways, rain gutters, a sprinkler system, and landscaping. The property is connected to public water and public sewer, with central heating and central air. RMF15 zoning applies, and the property is identified as not being in a flood zone. Rotonda West beaches, parks, golf courses, dining, and shopping are described as minutes away.
Key Highlights
- Two‑unit duplex with 2,626 square feet under air
- Each side includes 3 bedrooms and 2 bathrooms
- Built in 2022 on a 0.33‑acre lot
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
$25,403
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
4.93%
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%
$508,060
$508.1K
Cap Rate 7%
$362,900
$362.9K
Cap Rate 9%
$282,256
$282.3K
Market Conditions
NOI Build-Up for 2,626 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
$44.7K $17.04/SF
− Vacancy
−$8.5K −$3.22/SF
EGI
$36.3K $13.82/SF
− OpEx
−$10.9K −$4.15/SF
NOI
$25.4K $9.67/SF
Area
Charlotte County, FL
Vacancy
18.90%
Lease Rate
$17.04 /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%
$508,060
Cap Rate 7%
$362,900
Cap Rate 9%
$282,256
Alternative Uses
Best Use
Multifamily LT 5
$362.9K
$317.5K – $423.4K
NOI $25,403 @ 7.0% cap · market cap 4.93%
Second Best
Apartment 5plus
$331.2K
$289.8K – $386.4K
NOI $23,184 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$859.8K
$752.4K – $1.00M
NOI $60,188 @ 7.0% cap · market cap 11.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 33947, FL
10,462
Population
6,973
Households
1.5
Avg Household Size
65
Median Age
30%
College-Educated
96%
High-School Grad
13.3 sq mi
ZIP Area
787
Density / Sq Mi
$73,453
Median Household Income
$42,875
Median Earnings
$1,359
Median Rent
$352,300
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 - Two residences offer furnished living spaces with open layouts, modern finishes, and public water and sewer service.
Where is this duplex located?
The property is located at 357 BOUNDARY Boulevard Rotonda West, FL.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,626 square feet under air; Each side includes 3 bedrooms and 2 bathrooms; Built in 2022 on a 0.33‑acre lot
