Renovated Waterfront
For Sale
$425,000
B-108 Boundary Blvd, Rotonda West, FL 33947
Fully leased duplex with a private dock, screened lanais, updated interiors, and recent major improvements.
Property Size1,656 SF
Price / SF$256.64
Days on Market8
Property Features for B-108 Boundary Blvd
General Information
Standard status
Active
Size
1,656 SF
Total Parking Spaces
6
Property subtype
Residential Income
Occupancy
100%
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,313
Amenities
private dock
screened lanai
in-unit washer/dryer
Listing Agency:
KELLER WILLIAMS ISLAND LIFE REAL ESTATE
(941) 254-6467
Listed By:
Traci Creighton · License #BK3374207
(941) 451-9419
Source:
Exprealty
Added: Sep 1
Changed: Sep 8
Last Checked: Sep 8 at 2:33PM
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 1656-square-foot duplex includes two 2-bedroom, 1-bath units, each with a private screened lanai and waterfront outlook. Both residences are occupied, and the property has undergone extensive updates, including renovated kitchens and bathrooms, newer cabinetry, updated appliances, fresh interior and exterior paint, and modern ceiling fans. Two brand-new A/C units and 2023 roofs add further recent improvements. Washer/dryer combinations, ranges, refrigerators, microwaves, and disposals are included in the unit updates.
The property overlooks the water, park, marina, and golf club, with views toward Oakland Hills Island and its gazebo. A private dock provides direct waterfront access, while a newly sealed asphalt parking area accommodates up to six vehicles. Rotonda West amenities include golf courses, a marina, community boat ramp, walking and biking trails, dining, RV and boat storage, and recreational facilities. Boca Grande and Englewood beaches are approximately 8 miles away.
The property overlooks the water, park, marina, and golf club, with views toward Oakland Hills Island and its gazebo. A private dock provides direct waterfront access, while a newly sealed asphalt parking area accommodates up to six vehicles. Rotonda West amenities include golf courses, a marina, community boat ramp, walking and biking trails, dining, RV and boat storage, and recreational facilities. Boca Grande and Englewood beaches are approximately 8 miles away.
Key Highlights
- Two fully rented 2‑bedroom, 1‑bath units
- 1656 square feet with renovated kitchens and bathrooms
- Private dock with waterfront views toward Oakland Hills Island
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
$16,019
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
3.77%
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%
$320,380
$320.4K
Cap Rate 7%
$228,843
$228.8K
Cap Rate 9%
$177,989
$178.0K
Market Conditions
NOI Build-Up for 1,656 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
$28.2K $17.04/SF
− Vacancy
−$5.3K −$3.22/SF
EGI
$22.9K $13.82/SF
− OpEx
−$6.9K −$4.15/SF
NOI
$16.0K $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%
$320,380
Cap Rate 7%
$228,843
Cap Rate 9%
$177,989
Alternative Uses
Best Use
Multifamily LT 5
$228.8K
$200.2K – $267.0K
NOI $16,019 @ 7.0% cap · market cap 3.77%
Second Best
Apartment 5plus
$208.9K
$182.8K – $243.7K
NOI $14,620 @ 7.0% cap · market cap 3.44%
Theoretical Best
Office A
$542.2K
$474.5K – $632.6K
NOI $37,956 @ 7.0% cap · market cap 8.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
71
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 a private dock, screened lanais, updated interiors, and recent major improvements.
Where is this duplex located?
The property is located at B-108 Boundary Blvd Rotonda West, FL.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Two fully rented 2‑bedroom, 1‑bath units; 1656 square feet with renovated kitchens and bathrooms; Private dock with waterfront views toward Oakland Hills Island
