Renovated Waterfront
New
For Sale
$425,000
108 BOUNDARY BLVD #B, Rotonda West, FL 33947
Fully occupied two-unit property with screened lanais, updated interiors, a private dock, and waterfront views.
Property Size1,656 SF
Days on Market4
Property Features for 108 BOUNDARY BLVD #B
General Information
Standard status
Active
Size
1,656 SF
Total Parking Spaces
6
Property subtype
Duplex
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,313
Amenities
private dock
Building Details
Building Size
1,656 SF
Year Built
1977
Buildings
1
Listing Agency:
KELLER WILLIAMS ISLAND LIFE REAL ESTATE
Listed By:
Traci Creighton · License #3374207
(941) 451-9419
Source:
Nixandassociates
Added: Sep 1
Changed: Sep 3
Last Checked: Sep 3 at 1:56AM
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 KELLER WILLIAMS ISLAND LIFE REAL ESTATE
Investment Insights
Based on property information with market context.
This renovated duplex contains two occupied units, each arranged with 2 bedrooms, 1 bathroom, and a private screened lanai. Interior improvements include refreshed kitchens and bathrooms, newer cabinetry, modern ceiling fans, updated appliances, and fresh interior and exterior paint. Each unit also includes a washer/dryer combination, range, refrigerator, microwave, and disposal. The property was built in 1977 and has two brand-new A/C units and roofs completed in 2023.
Waterfront surroundings include views toward the water, park, marina, golf club, and Oakland Hills Island. A private dock adds direct access to the waterfront, while a newly sealed asphalt parking area accommodates up to six vehicles. The property is in Rotonda West, approximately 8 miles from Boca Grande and Englewood beaches, with nearby golf courses, a marina, community boat ramp, walking and biking trails, dining, and recreational amenities.
Waterfront surroundings include views toward the water, park, marina, golf club, and Oakland Hills Island. A private dock adds direct access to the waterfront, while a newly sealed asphalt parking area accommodates up to six vehicles. The property is in Rotonda West, approximately 8 miles from Boca Grande and Englewood beaches, with nearby golf courses, a marina, community boat ramp, walking and biking trails, dining, and recreational amenities.
Key Highlights
- Both units are occupied, with each offering 2 bedrooms and 1 bathroom
- Waterfront setting with private dock and views of the water, park, marina, and golf club
- Two brand‑new A/C units and roofs completed in 2023
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 - Fully occupied two-unit property with screened lanais, updated interiors, a private dock, and waterfront views.
Where is this duplex located?
The property is located at 108 BOUNDARY BLVD #B 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: Both units are occupied, with each offering 2 bedrooms and 1 bathroom; Waterfront setting with private dock and views of the water, park, marina, and golf club; Two brand‑new A/C units and roofs completed in 2023
