Modern Duplex with Open Floor
New
For Sale
$530,000
338 BOUNDARY Boulevard, Rotonda West, FL 33947
Residential Income, ROTONDA WEST, FL
Property Size2,612 SF
Lot Size0.34 Acres
Price / SF$202.91
Days on Market6
Property Features for 338 BOUNDARY Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF15
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bedroom 6, Bedroom 5, Bathroom 1, Bedroom 3, Bathroom 3, Bathroom 4, Bedroom 2, Bedroom 1, Bedroom 4
Pets allowed
Cats OK, Dogs OK
Interior features
Ceiling Fans(s), Crown Molding, High Ceilings, Open Floorplan
Exterior features
Lighting, Rain Gutters
Subdivision
ROTONDA WEST PEBBLE BEACH
Elementary school
Peace River Elementary
Middle school
SKY Academy Englewood
High school
Lemon Bay High
Directions
FROM PORT CHARLOTTE TOWN CENTER MALL GO WEST ON ST RT 776 TO A LEFT ON SUNNYBROOK TO A RIGHT ON BOUNDARY.
Standard status
Active
APN
412015430010
Size
2,612 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
RPB 000 0000 1038 ROTONDA PEBBLE BEACH LT 1038 637/1011 DC685/1583 2007/67 AFF2007/68-HD 2360/680 2518/1672 4077/1829 4328/1493 4931/1230
Tax Annual Amount
9233
Legal Description
RPB 000 0000 1038 ROTONDA PEBBLE BEACH LT 1038 637/1011 DC685/1583 2007/67 AFF2007/68-HD 2360/680 2518/1672 4077/1829 4328/1493 4931/1230
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Water front
1
Building Details
Year built
2023
Number of units
2
Building materials
Block, Stucco
Roof type
Shingle
Listing Agency:
RE/MAX PALM REALTY OF VENICE · RE/MAX International
(941) 451-2025
Listed By:
Regina Melman · License #3455400
(941) 525-6818
Added: Aug 31
Changed: Sep 4
Last Checked: Sep 5 at 1:06AM
MLS# N6145573
Copyright © 2026 Stellar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This duplex contains approximately 2,612 square feet under air across two residences, each offering 3 bedrooms and 2 bathrooms. Both sides feature open layouts with luxury vinyl plank flooring, tiled wet areas, tray ceilings, granite countertops, soft-close cabinetry, and pantry storage. Solid block and stucco construction, hurricane-impact windows and doors, spray-foam attic insulation, central heating, and central air support the property’s modern design. Exterior improvements include paver driveways, irrigation, rain gutters, lighting, and landscaping.
The property is served by public water and public sewer, carries RMF15 zoning, and is identified as outside the flood zone. Its Rotonda West setting provides access to Gulf beaches, golf courses, boating, fishing, parks, restaurants, shopping, and other Southwest Florida attractions. The two-unit configuration supports separate occupancy, extended-family use, or rental operations, subject to applicable requirements.
The property is served by public water and public sewer, carries RMF15 zoning, and is identified as outside the flood zone. Its Rotonda West setting provides access to Gulf beaches, golf courses, boating, fishing, parks, restaurants, shopping, and other Southwest Florida attractions. The two-unit configuration supports separate occupancy, extended-family use, or rental operations, subject to applicable requirements.
Key Highlights
- Two‑unit duplex with approximately 2,612 square feet under air
- Each residence includes 3 bedrooms and 2 bathrooms
- Built with solid block and stucco construction
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 - Block-built duplex with two contemporary residences, public utilities, and Florida-oriented construction features.
Where is this duplex located?
The property is located at 338 BOUNDARY Boulevard 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: Two‑unit duplex with approximately 2,612 square feet under air; Each residence includes 3 bedrooms and 2 bathrooms; Built with solid block and stucco construction
