Waterfront Triplex Investment
For Sale
$1,140,000
234 BOUNDARY Blvd, Rotonda West, FL 33947
New construction waterfront triplex in Rotonda West, Florida.
Property Size4,509 SF
Lot Size0.34 Acres
Days on Market154
Property Features for 234 BOUNDARY Blvd
General Information
Standard status
Active
Size
4,509 SF
Lot size
0.34 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$1,466
Building Details
Building Size
4,509 SF
Year Built
2025
Units
3
Listing Agency:
MICHAEL SAUNDERS & COMPANY
(360) 431-6910
Listed By:
Amy Gonzales · License #3421572
(360) 431-6910
Source:
Elliman
Added: Mar 10
Changed: Aug 9
Last Checked: Aug 9 at 9:34PM
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 MICHAEL SAUNDERS & COMPANY
Investment Insights
Based on property information with market context.
This waterfront triplex is currently under construction in Rotonda West, Florida, built to new construction codes. The property features three units. Two units include 3 bedrooms, 2 baths, and a 1-car garage, each offering 1,351 sq ft of living space. The third unit has a 1,794 sq ft layout, 3 bedrooms, 2 baths with an office/flex space and a 2-car garage. All units have walk-in primary closets, ensuite primary bathrooms, inside laundry rooms, split floor plans, outdoor space, breakfast bars, and open main floorplans. Premium amenities include impact windows, home sprinkler systems, spray foam insulation, composite roofing with a limited lifetime warranty, slab quartz kitchen and bath countertops, recessed LED lighting and ceiling fans, LVT plank flooring, ceramic tiles in showers, stainless steel appliances, shaker ivory cabinets with soft-close drawers, full-height kitchen tile backsplash, energy-efficient LED lighting, brushed nickel fixtures, and epoxy garage flooring. Located on the Rotonda River freshwater canal, residents can enjoy fishing or exploring the 23 miles of canals. The community offers affordable golf at five golf courses with 99 holes, walking and biking trails, a park, playgrounds, pickleball courts, lakes, and gardens. Nearby are Gulf beaches like Englewood and Boca Grande. The area is known for fishing, marinas, and fishing piers. Also nearby are shops, farmers markets and eateries in Boca Grande, Punta Gorda and Englewood, plus the Sunseeker Resort. Construction is expected to be completed by late 2024/early 2025, subject to permitting and material availability. Two adjacent triplexes on the same waterfront will be ready soon.
Key Highlights
- Waterfront Triplex: Income‑producing property on the Rotonda River freshwater canal.
- New Construction with Premium Amenities: Built to new construction codes with impact windows, spray foam insulation, composite roofing, quartz countertops, stainless steel appliances.
- Three Units with Desirable Layouts: Features two 3‑bedroom/2‑bath units with 1‑car garages (1,351 sq ft each) and one larger 3‑bedroom/2‑bath unit with office/flex space and a 2‑car garage (1,794 sq ft), all with modern floor plans.
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
$43,618
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
3.83%
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%
$872,360
$872.4K
Cap Rate 7%
$623,114
$623.1K
Cap Rate 9%
$484,644
$484.6K
Market Conditions
NOI Build-Up for 4,509 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
$76.8K $17.04/SF
− Vacancy
−$14.5K −$3.22/SF
EGI
$62.3K $13.82/SF
− OpEx
−$18.7K −$4.15/SF
NOI
$43.6K $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%
$872,360
Cap Rate 7%
$623,114
Cap Rate 9%
$484,644
Alternative Uses
Best Use
Multifamily LT 5
$623.1K
$545.2K – $727.0K
NOI $43,618 @ 7.0% cap · market cap 3.83%
Second Best
Apartment 5plus
$568.7K
$497.6K – $663.5K
NOI $39,808 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$1.48M
$1.29M – $1.72M
NOI $103,346 @ 7.0% cap · market cap 9.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
54
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 - New construction waterfront triplex in Rotonda West, Florida.
Where is this triplex located?
The property is located at 234 BOUNDARY Blvd Rotonda West, FL.
What is the asking price?
The asking price for this property is $1,140,000.
What are key features of this property?
This property features: Waterfront Triplex: Income‑producing property on the Rotonda River freshwater canal.; New Construction with Premium Amenities: Built to new construction codes with impact windows, spray foam insulation, composite roofing, quartz countertops, stainless steel appliances.; Three Units with Desirable Layouts: Features two 3‑bedroom/2‑bath units with 1‑car garages (1,351 sq ft each) and one larger 3‑bedroom/2‑bath unit with office/flex space and a 2‑car garage (1,794 sq ft), all with modern floor plans.
