Triplex Waterfront Pool
For Sale
$890,000
337 Boundary Boulevard, Rotonda West, FL 33947
Triplex for sale with a central 3-bedroom pool/waterfront residence and two 2-bedroom condo-style units on a double lot.
Property Size3,679 SF
Price / SF$241.91
Days on Market41
Property Features for 337 Boundary Boulevard
General Information
Standard status
Active
Size
3,679 SF
Property subtype
Multi-Family
Building Details
Year Built
1999
Listing Agency:
RE/MAX PALM REALTY OF VENICE
(941) 525-6818
Listed By:
Regina Melman · License #3455400
Source:
Whitesandsfl
Added: Jul 20
Changed: Jul 21
Last Checked: Aug 28 at 1:10PM
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 RE/MAX PALM REALTY OF VENICE
Investment Insights
Based on property information with market context.
This for-sale triplex features a central pool/waterfront home with a spacious 3-bedroom plus den layout and two bathrooms, designated as Unit #B. Two additional units, #A and #C, provide 2-bedroom, 2-bath condo-style configurations. The property is described as fully furnished and updated. Recent improvements include a newer roof from 2019, interior paint from 2022, and exterior paint from 2020.
The triplex sits on a double lot and is served by public water and public sewer. The offering is presented as located in Rotonda West, a deed-restricted community with no minimum lease period, which may support leasing flexibility.
According to the seller remarks, the community setting includes proximity to intracoastal waterways, golf, dining, shopping, and a nearby park with hiking trails, bird watching, a gazebo, picnic areas, and tennis courts. Rotonda West is also described as having miles of canals for kayaking and multiple golf courses and clubhouse amenities.
The triplex sits on a double lot and is served by public water and public sewer. The offering is presented as located in Rotonda West, a deed-restricted community with no minimum lease period, which may support leasing flexibility.
According to the seller remarks, the community setting includes proximity to intracoastal waterways, golf, dining, shopping, and a nearby park with hiking trails, bird watching, a gazebo, picnic areas, and tennis courts. Rotonda West is also described as having miles of canals for kayaking and multiple golf courses and clubhouse amenities.
Key Highlights
- Triplex built in 1999: Unit #B is a 3‑bedroom + den, 2‑bath pool/waterfront residence.
- Units #A and #C are both 2‑bedroom, 2‑bath condo‑style units flanking the center home.
- All units on a double lot, with public water and public sewer.
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
$35,589
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
4.00%
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%
$711,780
$711.8K
Cap Rate 7%
$508,414
$508.4K
Cap Rate 9%
$395,433
$395.4K
Market Conditions
NOI Build-Up for 3,679 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
$62.7K $17.04/SF
− Vacancy
−$11.8K −$3.22/SF
EGI
$50.8K $13.82/SF
− OpEx
−$15.3K −$4.15/SF
NOI
$35.6K $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%
$711,780
Cap Rate 7%
$508,414
Cap Rate 9%
$395,433
Alternative Uses
Best Use
Multifamily LT 5
$508.4K
$444.9K – $593.2K
NOI $35,589 @ 7.0% cap · market cap 4.00%
Second Best
Apartment 5plus
$464.0K
$406.0K – $541.4K
NOI $32,481 @ 7.0% cap · market cap 3.65%
Theoretical Best
Office A
$1.20M
$1.05M – $1.41M
NOI $84,323 @ 7.0% cap · market cap 9.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
37
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?
Triplex - Triplex for sale with a central 3-bedroom pool/waterfront residence and two 2-bedroom condo-style units on a double lot.
Where is this triplex located?
The property is located at 337 Boundary Boulevard Rotonda West, FL.
What is the asking price?
The asking price for this property is $890,000.
What are key features of this property?
This property features: Triplex built in 1999: Unit #B is a 3‑bedroom + den, 2‑bath pool/waterfront residence.; Units #A and #C are both 2‑bedroom, 2‑bath condo‑style units flanking the center home.; All units on a double lot, with public water and public sewer.
