Waterfront Duplex with Private
New
For Sale
$425,000
108 BOUNDARY Boulevard, Rotonda West, FL 33947
Residential Income, ROTONDA WEST, FL
Property Size1,656 SF
Lot Size0.33 Acres
Price / SF$256.64
Days on Market2
Property Features for 108 BOUNDARY Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF15
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bedroom 3, Bathroom 2, Bedroom 2, Bedroom 4, Bathroom 1
Patio and Porch features
Porch
Pets allowed
Yes
Interior features
Ceiling Fans(s), Eat-in Kitchen
Exterior features
Private Mailbox, Private Yard, Sidewalk, Storage
Appliances
Dishwasher, Dryer, Electric Water Heater, Range, Refrigerator, Washer
Subdivision
ROTONDA WEST OAKLAND HILLS
Elementary school
Vineland Elementary
Middle school
L.A. Ainger Middle
High school
Lemon Bay High
Directions
From 776 traveling west turn left on Storybrook Blvd and then right onto Boundary Blvd. Duplex will be on the left.
Standard status
Active
APN
412027203012
Size
1,656 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ROH 000 0000 0966 ROTONDA WEST OAKLAND HILLS LT 966 541/934&35 543/1756 821/1840 849/1011 1338/788 PR03-1805-BCH 2392/913 2486/617&618 3641/968 3954/832 4902/827 5035/1055
Tax Annual Amount
6313
Legal Description
ROH 000 0000 0966 ROTONDA WEST OAKLAND HILLS LT 966 541/934&35 543/1756 821/1840 849/1011 1338/788 PR03-1805-BCH 2392/913 2486/617&618 3641/968 3954/832 4902/827 5035/1055
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Water front
1
Amenities
private dock
screened lanai
Building Details
Year built
1977
Flooring type
Tile - Ceramic
Building materials
Block
Additional Structures
Storage
Listing Agency:
KELLER WILLIAMS ISLAND LIFE REAL ESTATE · Keller Williams Realty
(941) 254-6467
Listed By:
Traci Creighton · License #BK3374207
(941) 451-9419
Added: Sep 1
Changed: Sep 2
Last Checked: Sep 2 at 4:06AM
MLS# C7530239
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 duplex in Rotonda West contains two residences, each arranged with 2 bedrooms and 1 bathroom. The 1,656-square-foot property sits on 0.33 acres and has undergone substantial updates, including renovated kitchens and bathrooms, newer cabinetry, updated appliances, fresh interior and exterior paint, and ceramic tile flooring. Each unit includes a screened lanai, while two brand-new A/C units and 2023 roofs provide recent major improvements. Both residences are currently occupied.
The waterfront setting includes a private dock and views toward Oakland Hills Island, with a gazebo, park, marina, and golf club in the surrounding outlook. A newly sealed asphalt parking area accommodates up to six vehicles. Public water and public sewer serve the property, which is located near golf courses, a marina, a community boat ramp, walking and biking trails, dining, and recreational amenities. Boca Grande and Englewood beaches are approximately 8 miles away.
The waterfront setting includes a private dock and views toward Oakland Hills Island, with a gazebo, park, marina, and golf club in the surrounding outlook. A newly sealed asphalt parking area accommodates up to six vehicles. Public water and public sewer serve the property, which is located near golf courses, a marina, a community boat ramp, walking and biking trails, dining, and recreational amenities. Boca Grande and Englewood beaches are approximately 8 miles away.
Key Highlights
- Two‑unit duplex with 2 bedrooms and 1 bathroom per residence
- 1,656 square feet on a 0.33‑acre waterfront parcel
- Both units are currently rented
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
$16,019
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
3.77%
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%
$320,380
$320.4K
Cap Rate 7%
$228,843
$228.8K
Cap Rate 9%
$177,989
$178.0K
Market Conditions
NOI Build-Up for 1,656 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
$28.2K $17.04/SF
− Vacancy
−$5.3K −$3.22/SF
EGI
$22.9K $13.82/SF
− OpEx
−$6.9K −$4.15/SF
NOI
$16.0K $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%
$320,380
Cap Rate 7%
$228,843
Cap Rate 9%
$177,989
Alternative Uses
Best Use
Multifamily LT 5
$228.8K
$200.2K – $267.0K
NOI $16,019 @ 7.0% cap · market cap 3.77%
Second Best
Apartment 5plus
$208.9K
$182.8K – $243.7K
NOI $14,620 @ 7.0% cap · market cap 3.44%
Theoretical Best
Office A
$542.2K
$474.5K – $632.6K
NOI $37,956 @ 7.0% cap · market cap 8.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
71
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
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Frequently Asked Questions
What type of property is this?
Duplex - Renovated two-unit property with screened lanais, updated systems, and on-site parking.
Where is this duplex located?
The property is located at 108 BOUNDARY Boulevard Rotonda West, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two‑unit duplex with 2 bedrooms and 1 bathroom per residence; 1,656 square feet on a 0.33‑acre waterfront parcel; Both units are currently rented
