Remodeled Duplex with
For Sale
$499,900
49 BOUNDARY Boulevard, Rotonda West, FL 33947
Residential Income, ROTONDA WEST, FL
Property Size2,368 SF
Lot Size0.33 Acres
Price / SF$211.11
Days on Market62
Property Features for 49 BOUNDARY Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF15
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 5, Bathroom 1, Bedroom 4, Bathroom 4, Dining Room, Bedroom 3, Bedroom 1, Bathroom 3, Bedroom 6, Bedroom 2, Bathroom 2
Parking features
Driveway
Pets allowed
Yes
Interior features
Living Room/Dining Room Combo, Open Floorplan
Appliances
Dishwasher, Microwave, Range, Refrigerator
Subdivision
ROTONDA WEST OAKLAND HILLS
Elementary school
Vineland Elementary
Middle school
L.A. Ainger Middle
High school
Lemon Bay High
Directions
From 776 take Placida Rd to the south. Turn left on Rotonda Blvd W then turn right on Boundary Blvd. Duplex is almost to the end on the right.
Standard status
Active
APN
412027427010
Size
2,368 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax 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
Tax Annual Amount
7182
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
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
in-unit laundry
Building Details
Year built
1985
Flooring type
Tile
Building materials
Block
Roof type
Shingle
Listing Agency:
KELLER WILLIAMS ISLAND LIFE REAL ESTATE · Keller Williams Realty
(941) 254-6467
Listed By:
Traci Creighton · License #BK3374207
(941) 451-9419
Added: Jul 6
Changed: Sep 4
Last Checked: Sep 5 at 1:06AM
MLS# C7528107
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 fully leased duplex contains 2,368 square feet on a 0.33-acre parcel. The property was remodeled two years ago with revised floor plans, updated kitchens and bathrooms, new appliances, tile flooring, and impact-resistant windows and doors. Each unit includes 3 bedrooms, 2 bathrooms, a 1-car garage, open living and dining areas, and in-unit laundry with a washer and dryer. Block construction, central heating and cooling, shingle roofing, and public water and sewer complete the improvements.
Located in Rotonda West, the property is near Boca Grande and Englewood beaches, fishing and boating areas, and championship golf facilities. RMF15 zoning supports its multifamily classification. An adjacent duplex is also available, providing an option to assemble two neighboring duplex properties.
Located in Rotonda West, the property is near Boca Grande and Englewood beaches, fishing and boating areas, and championship golf facilities. RMF15 zoning supports its multifamily classification. An adjacent duplex is also available, providing an option to assemble two neighboring duplex properties.
Key Highlights
- Fully leased duplex with 2,368 square feet of building area
- Two units, each with 3 bedrooms, 2 bathrooms, and a 1‑car garage
- Remodeled two years ago with updated kitchens, baths, 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
$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
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 - Fully leased duplex with updated interiors, private laundry, and a residential multifamily zoning designation.
Where is this duplex located?
The property is located at 49 BOUNDARY Boulevard 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: Fully leased duplex with 2,368 square feet of building area; Two units, each with 3 bedrooms, 2 bathrooms, and a 1‑car garage; Remodeled two years ago with updated kitchens, baths, windows, and doors
