Updated Duplex with
For Sale
$399,900
51 BOUNDARY Boulevard, Rotonda West, FL 33947
Residential Income, ROTONDA WEST, FL
Property Size2,368 SF
Lot Size0.33 Acres
Price / SF$168.88
Days on Market62
Property Features for 51 BOUNDARY Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning
RMF15
Bedrooms
4
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bedroom 1, Bathroom 4, Dining Room, Bedroom 4, Bathroom 3, Bedroom 3, Bathroom 2, Bathroom 1
Pets allowed
Yes
Interior features
Ceiling Fans(s), Eat-in Kitchen, Living Room/Dining Room Combo, Open Floorplan
Exterior features
Private Yard
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 turn south onto Placida Rd for 4 miles and then turn left onto Rotonda Blvd, turn right onto Boundary Blvd for 1 mile and duplex will be on the right.
Standard status
Active
APN
412027427009
Size
2,368 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
ROH 000 0000 1006 ROTONDA WEST OAKLAND HILLS LT 1006 812/573 1860/632 1933/17492411/1604 2506/756 3013/559 CT3208/120 3311/1922 4416/317 4671/1816 4714/998 5021/69 3282716
Tax Annual Amount
7182
Legal Description
ROH 000 0000 1006 ROTONDA WEST OAKLAND HILLS LT 1006 812/573 1860/632 1933/17492411/1604 2506/756 3013/559 CT3208/120 3311/1922 4416/317 4671/1816 4714/998 5021/69 3282716
Utilities
Sewer type
Public Sewer
Heating system
Central
Cooling system
Central Air
Water source
Public
Amenities
indoor laundry room
Building Details
Year built
1985
Floors in Building
1
Flooring type
Carpet, 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 8:06AM
MLS# C7528105
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 two 2-bedroom, 2-bath units, each with a 1-car garage and an indoor laundry room. The 2,368-square-foot property was built in 1985 and includes tile flooring in the main living areas, carpeted bedrooms, sliding glass doors, composite decks, eat-in kitchens, and open living and dining areas. Block construction, a shingle roof, central heating, and central air support the existing configuration. Major updates include a roof installed in 2023 and A/C units and water heaters updated in 2018.
The property is fully leased, with tenants responsible for all utilities. It sits on 0.33 acres in Rotonda West and is served by public water and public sewer. RMF15 zoning applies. Community features identified in the property information include multiple golf courses, 26 miles of canals, and a community boat ramp. An adjacent duplex is also available for purchase.
The property is fully leased, with tenants responsible for all utilities. It sits on 0.33 acres in Rotonda West and is served by public water and public sewer. RMF15 zoning applies. Community features identified in the property information include multiple golf courses, 26 miles of canals, and a community boat ramp. An adjacent duplex is also available for purchase.
Key Highlights
- Two 2‑bedroom, 2‑bath units with a 1‑car garage for each unit
- 2,368 square feet on 0.33 acres
- 2023 roof; A/C units and water heaters updated in 2018
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
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 property with two residential units, private outdoor areas, and public water and sewer.
Where is this duplex located?
The property is located at 51 BOUNDARY Boulevard 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: Two 2‑bedroom, 2‑bath units with a 1‑car garage for each unit; 2,368 square feet on 0.33 acres; 2023 roof; A/C units and water heaters updated in 2018
