Turnkey Duplex With
For Sale
$399,900
51 BOUNDARY BOULEVARD B, Rotonda West, FL 33947
Two 2-bedroom units with garages; tenants pay utilities, with 2023 roof and updated A/C and water heaters.
Property Size2,968 SF
Price / SF$168.88
Days on Market62
Property Features for 51 BOUNDARY BOULEVARD B
General Information
Standard status
Active
Size
2,968 SF
Property subtype
Residential Income
Zoning
RMF15
Taxes and HOA fees
Annual Taxes
$7,181
Amenities
Playground
Golf Course
Central Air
Central
Dishwasher, Microwave, Range, Refrigerator
Eat-in Kitchen, Open Floorplan
Attached
Other, Private Yard
Building Details
Building Size
2,968 SF
Year Built
1985
Listing Agency:
Island Life Real Estate LLC
Listed By:
Traci Creighton · License #BK3374207
(941) 451-9419
Source:
Evrealestate
Added: Jul 6
Changed: Sep 4
Last Checked: Sep 5 at 5:23AM
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 Island Life Real Estate LLC
Investment Insights
Based on property information with market context.
Fully leased and generating immediate income, this well-maintained duplex offers two 2-bedroom, 2-bath units. Each unit includes a 1-car garage and a tenant-friendly layout with an indoor laundry room. Main living areas feature tile flooring, bedrooms have newer carpet, and sliding glass doors open to composite decks.
The property has had major updates, including a 2023 roof and 2018 A/C units and water heaters. Tenants pay all utilities.
Located in Rotonda West, residents have access to multiple golf courses, 26 miles of canals for fishing, a community boat ramp, and easy access to nearby beaches. The adjacent duplex is also available for purchase, allowing for side-by-side ownership with the option to add a pool.
The property has had major updates, including a 2023 roof and 2018 A/C units and water heaters. Tenants pay all utilities.
Located in Rotonda West, residents have access to multiple golf courses, 26 miles of canals for fishing, a community boat ramp, and easy access to nearby beaches. The adjacent duplex is also available for purchase, allowing for side-by-side ownership with the option to add a pool.
Key Highlights
- Duplex built in 1985 with two 2‑bedroom, 2‑bath units, each with a 1‑car garage
- Tenants pay all utilities
- Major updates include a 2023 roof
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
5.73%
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 5.73%
Second Best
Apartment 5plus
$298.7K
$261.3K – $348.4K
NOI $20,906 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$775.4K
$678.4K – $904.6K
NOI $54,275 @ 7.0% cap · market cap 13.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - Two 2-bedroom units with garages; tenants pay utilities, with 2023 roof and updated A/C and water heaters.
Where is this duplex located?
The property is located at 51 BOUNDARY BOULEVARD B Rotonda West, FL.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Duplex built in 1985 with two 2‑bedroom, 2‑bath units, each with a 1‑car garage; Tenants pay all utilities; Major updates include a 2023 roof
