Two-Unit Duplex with Private
For Sale
$475,000
305 BOUNDARY BOULEVARD A-B, Rotonda West, FL 33947
Two separate residences offer private outdoor space and dedicated parking areas.
Property Size1,560 SF
Price / SF$304.49
Days on Market576
Property Features for 305 BOUNDARY BOULEVARD A-B
General Information
Standard status
Active
Size
1,560 SF
Property subtype
Multi Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,286
Amenities
private backyards
parking areas
Building Details
Year Built
2003
Buildings
1
Listing Agency:
TARPON REAL ESTATE, INC.
(941) 662-7451
Listed By:
Stephinie Futch · License #3512454
(941) 662-7451
Source:
Exitrealty
Added: Feb 2, 2025
Changed: Aug 31
Last Checked: Aug 31 at 4:00PM
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 TARPON REAL ESTATE, INC.
Investment Insights
Based on property information with market context.
Built in 2003, this 1,560-square-foot duplex contains two residences, each with 2 bedrooms and 1 bathroom. Separate parking areas and large private backyards serve the individual units. The property has no lease restrictions, supporting flexible use of both residences or occupancy of one unit while leasing the other.
The duplex is located within the deed-restricted Rotonda West community in Cape Haze. Residents can walk or bike to Rotonda Golf & Country Club, which includes 5 courses and 99 holes. Rotonda West also features waterways used for fishing, kayaking, and canoeing, along with a community storage lot for RVs and boats. The property sits between Boca Grande Beach and Englewood Beach and is near dining options and marinas.
The duplex is located within the deed-restricted Rotonda West community in Cape Haze. Residents can walk or bike to Rotonda Golf & Country Club, which includes 5 courses and 99 holes. Rotonda West also features waterways used for fishing, kayaking, and canoeing, along with a community storage lot for RVs and boats. The property sits between Boca Grande Beach and Englewood Beach and is near dining options and marinas.
Key Highlights
- 1,560‑square‑foot duplex built in 2003
- Two units, each with 2 bedrooms and 1 bathroom
- No lease restrictions
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
$15,091
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
3.18%
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%
$301,820
$301.8K
Cap Rate 7%
$215,586
$215.6K
Cap Rate 9%
$167,678
$167.7K
Market Conditions
NOI Build-Up for 1,560 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
$26.6K $17.04/SF
− Vacancy
−$5.0K −$3.22/SF
EGI
$21.6K $13.82/SF
− OpEx
−$6.5K −$4.15/SF
NOI
$15.1K $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%
$301,820
Cap Rate 7%
$215,586
Cap Rate 9%
$167,678
Alternative Uses
Best Use
Multifamily LT 5
$215.6K
$188.6K – $251.5K
NOI $15,091 @ 7.0% cap · market cap 3.18%
Second Best
Apartment 5plus
$196.8K
$172.2K – $229.6K
NOI $13,773 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$510.8K
$446.9K – $595.9K
NOI $35,755 @ 7.0% cap · market cap 7.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
34
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 - Two separate residences offer private outdoor space and dedicated parking areas.
Where is this duplex located?
The property is located at 305 BOUNDARY BOULEVARD A-B Rotonda West, FL.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: 1,560‑square‑foot duplex built in 2003; Two units, each with 2 bedrooms and 1 bathroom; No lease restrictions
