Modern Two-Unit
New
For Sale
$530,000
338 Boundary Blvd, Rotonda West, FL 33947
Two well-appointed residences feature open layouts, contemporary kitchens, and durable finishes for flexible occupancy options.
Property Size2,612 SF
Price / SF$202.91
Days on Market2
Property Features for 338 Boundary Blvd
General Information
Standard status
Active
Size
2,612 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Amenities
hurricane-impact windows and doors
spray-foam attic insulation
energy-efficient construction
paver driveways
irrigation/sprinkler system
rain gutters
attractive landscaping
Building Details
Year Built
2023
Buildings
1
Construction
solid block
Listing Agency:
Coastal Properties Group International
(727) 493-1555
Listed By:
Client Concierge
(941) 822-0708
Source:
Dwellingwell
Added: Sep 6
Last Checked: Sep 6 at 2:23PM
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 Coastal Properties Group International
Investment Insights
Based on property information with market context.
This duplex contains 2,612 square feet under air across two separate 3-bedroom, 2-bathroom residences. Both units feature open-concept layouts, luxury vinyl plank flooring, tiled wet areas, tray ceilings, granite countertops, soft-close cabinetry, pantry storage, and contemporary kitchens. Solid block construction, hurricane-impact windows and doors, spray-foam attic insulation, and energy-efficient construction add to the physical specification.
The property is served by public water and public sewer and is identified as outside the flood zone. Exterior improvements include paver driveways, an irrigation and sprinkler system, rain gutters, and landscaping. There is no CDD. Rotonda West provides access to Gulf beaches, golf courses, boating, fishing, parks, restaurants, shopping, and other Southwest Florida attractions.
The property is served by public water and public sewer and is identified as outside the flood zone. Exterior improvements include paver driveways, an irrigation and sprinkler system, rain gutters, and landscaping. There is no CDD. Rotonda West provides access to Gulf beaches, golf courses, boating, fishing, parks, restaurants, shopping, and other Southwest Florida attractions.
Key Highlights
- 2,612 square feet under air
- Two 3‑bedroom, 2‑bathroom units
- Solid block construction with hurricane‑impact windows and doors
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
$25,267
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
4.77%
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%
$505,340
$505.3K
Cap Rate 7%
$360,957
$361.0K
Cap Rate 9%
$280,744
$280.7K
Market Conditions
NOI Build-Up for 2,612 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
$44.5K $17.04/SF
− Vacancy
−$8.4K −$3.22/SF
EGI
$36.1K $13.82/SF
− OpEx
−$10.8K −$4.15/SF
NOI
$25.3K $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%
$505,340
Cap Rate 7%
$360,957
Cap Rate 9%
$280,744
Alternative Uses
Best Use
Multifamily LT 5
$361.0K
$315.8K – $421.1K
NOI $25,267 @ 7.0% cap · market cap 4.77%
Second Best
Apartment 5plus
$329.4K
$288.3K – $384.3K
NOI $23,060 @ 7.0% cap · market cap 4.35%
Theoretical Best
Office A
$855.2K
$748.3K – $997.8K
NOI $59,867 @ 7.0% cap · market cap 11.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
43
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 well-appointed residences feature open layouts, contemporary kitchens, and durable finishes for flexible occupancy options.
Where is this duplex located?
The property is located at 338 Boundary Blvd Rotonda West, FL.
What is the asking price?
The asking price for this property is $530,000.
What are key features of this property?
This property features: 2,612 square feet under air; Two 3‑bedroom, 2‑bathroom units; Solid block construction with hurricane‑impact windows and doors
