Remodeled Duplex with In-Unit
For Sale
$499,900
49 BOUNDARY BOULEVARD #B, Rotonda West, FL 33947
Turnkey duplex with two leased units, each offering three bedrooms, in-unit laundry, and a 1-car garage.
Property Size2,368 SF
Price / SF$211.11
Days on Market61
Property Features for 49 BOUNDARY BOULEVARD #B
General Information
Standard status
Active
Size
2,368 SF
Property subtype
Duplex
Occupancy
100%
Additional Details
Business Included
Yes
Multifamily Units
2
Amenities
0.33 acres
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 412027427010, Public Survey Range: 20E, Public Survey Section: 27, Annual Amount: $7,181.69, Tax Book Number: 8-15, Legal Description: ROH 000 0000 1005 ROTONDA WEST OAKLAND HILLS LT 1005 789/727 812/573 1860/595 2239/2079 2507/1594 3013/456 CT3217/958 3355/770 4466/1013 3302349, Lot: 1005, Year: 2025, Zoning: RMF15
Tile
2 spaces
Gross Income: $37,200
Central Air
Central
Inside
Listing ID: MFRC7528107, Standard Status: Active, MLS Status: Active, Property Subtype: Duplex, On market as of 2026-07-06, 1 day on market, Special Conditions: None
Common, Driveway
Elementary School: Vineland Elementary, Middle School: L.A. Ainger Middle, High School: Lemon Bay High
6 total bedrooms
Built in 1985, Living area: 2368, Living area units: Square Feet, Construction Materials: Block
Subdivision: ROTONDA WEST OAKLAND HILLS, MLS Area (Major): 33947 - Rotonda West, County/Parish: Charlotte
4 total bathrooms
Golf Carts OK
Electricity Connected, Public, Sewer Connected, Water Source: Public
Slab
Close Of Escrow
Allowed: Yes
Road Surface: Asphalt
Living Room/Dining Room Combo, Open Floorplan
Dishwasher, Microwave, Range, Refrigerator, Other equipment: None
Association Fee: $190, Fee Frequency: Annually, Amenities: Golf Course
Building Details
Year Built
1985
Tenancy
Multi
Listing Agency:
KELLER WILLIAMS ISLAND LIFE REAL ESTATE
(941) 254-6467
Listed By:
Traci Creighton · License #3374207
(941) 451-9419
Source:
Miharaandassociates
Added: Jul 6
Changed: Sep 4
Last Checked: Sep 4 at 4:57AM
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 KELLER WILLIAMS ISLAND LIFE REAL ESTATE
Investment Insights
Based on property information with market context.
This fully leased, remodeled duplex is turnkey and designed for immediate income. The property was completely reimagined about two years ago with a redesigned floor plan, modern fixtures, and quality finishes throughout. Each unit offers three bedrooms and two bathrooms, plus a 1-car garage. Interior features include tile flooring, in-unit laundry with a new washer and dryer, and updated kitchens with new appliances. Impact-resistant updates include new windows and doors, and the bathrooms have been renovated.
The property is located in Rotonda West, described as a quiet, charming community. The remarks note that the area is minutes from the beaches of Boca Grande and Englewood, with access to fishing and boating, and more than 100 holes of championship golf.
The adjacent duplex is also available, offering the option to own both properties together for a combined four-unit rental community, with room to add a swimming pool as desired for long-term or seasonal tenants.
The property is located in Rotonda West, described as a quiet, charming community. The remarks note that the area is minutes from the beaches of Boca Grande and Englewood, with access to fishing and boating, and more than 100 holes of championship golf.
The adjacent duplex is also available, offering the option to own both properties together for a combined four-unit rental community, with room to add a swimming pool as desired for long-term or seasonal tenants.
Key Highlights
- Remodeled 1985‑built duplex with two fully leased units generating immediate income
- Each unit offers 3 bedrooms, 2 bathrooms, and a 1‑car garage
- In‑unit laundry in each unit with a new washer and dryer
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
$22,907
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
4.58%
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%
$458,140
$458.1K
Cap Rate 7%
$327,243
$327.2K
Cap Rate 9%
$254,522
$254.5K
Market Conditions
NOI Build-Up for 2,368 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
$40.4K $17.04/SF
− Vacancy
−$7.6K −$3.22/SF
EGI
$32.7K $13.82/SF
− OpEx
−$9.8K −$4.15/SF
NOI
$22.9K $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%
$458,140
Cap Rate 7%
$327,243
Cap Rate 9%
$254,522
Alternative Uses
Best Use
Multifamily LT 5
$327.2K
$286.3K – $381.8K
NOI $22,907 @ 7.0% cap · market cap 4.58%
Second Best
Apartment 5plus
$298.7K
$261.3K – $348.4K
NOI $20,906 @ 7.0% cap · market cap 4.18%
Theoretical Best
Office A
$775.4K
$678.4K – $904.6K
NOI $54,275 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
72
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 - Turnkey duplex with two leased units, each offering three bedrooms, in-unit laundry, and a 1-car garage.
Where is this duplex located?
The property is located at 49 BOUNDARY BOULEVARD #B Rotonda West, FL.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: Remodeled 1985‑built duplex with two fully leased units generating immediate income; Each unit offers 3 bedrooms, 2 bathrooms, and a 1‑car garage; In‑unit laundry in each unit with a new washer and dryer
