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    409 FOUNTAINHEAD CIRCLE Kissimmee, FL 34741

    View on Map
    For Sale
    $2,250,000

    Multi-Family 5+ - KISSIMMEE, FL

    Property size:
    10,652 SF
    Lot size:
    0.17 Acres
    Added:
    Sep 24, 2025
    Days on Market:
    196
    Last Refresh:
    Apr 7 at 1:06 am

    Property Features for 409 FOUNTAINHEAD CIRCLE

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    X
    Bedrooms
    20
    Rooms
    Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Pets allowed
    Cats OK, Dogs OK
    Pool private
    1
    Interior features
    Open Floorplan
    Exterior features
    Outdoor Grill, Tennis Court(s), Pool
    Standard status
    Active
    APN
    16-25-29-1039-0005-2330
    Size
    10,652 SF
    Lot size
    0.17 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    25208
    Expense value
    26.670000076294
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Monthly

    Utilities

    Heating system
    Central
    Cooling system
    Central Air

    Building Details

    Year built
    1988
    Number of units
    12
    Building materials
    Frame
    Roof type
    Shingle
    Architectural style
    Other
    Additional Structures
    Tennis Court(s)

    We can help!

    Listing Contact
    Tito Urbano Perez

    Listing agent Tito Urbano Perez License #3470017

    Listing office FLORIDA REALTY INVESTMENTS 3451 Technological Ave #11, Orlando, FL

    Listing date Sep 24, 2025

    MLS# TB8430923 Listing URL

    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.

    Overview

    Kissimmee Multi-Family Investment Opportunity

    The Bella Vista Condos are a 12-unit condominium portfolio located at 409 Fountainhead Circle, Kissimmee, Florida 34741. Constructed in 1988, the units are situated within separate buildings inside the apartment complex. The property is located approximately 10 miles from Walt Disney World Resort. The portfolio consists of 10,652 rentable square feet, featuring a mix of 1, 2, and 3-bedroom units. Each unit includes central AC and screened-in patios or balconies. Tenants are responsible for electric, which is separately metered. Water and trash services are included in HOA fees, and the landlord recovers costs via a utility recovery fee. The property is part of a 16.6-acre community, offering residents open space and shared amenities such as a tennis court, swimming pool, and playground. The property is near Downtown Kissimmee, The Loop Shopping Center, and major commuter routes like US-192 and the Florida Turnpike.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bella Vista Lake ... Sports Field & Court

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Daycare Center Building Supply

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Kissimmee
    County
    Polk
    State
    Florida
    Longitude
    -81.409352
    Latitude
    28.309221

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    FAQs

    What type of property is this?
    Apartment building - 12-unit condominium portfolio near Walt Disney World Resort.
    Where is this apartment building located?
    The property is located at 409 FOUNTAINHEAD CIRCLE Kissimmee, FL.
    What is the asking price?
    The asking price for this property is $2,250,000.
    What are key features of this property?
    This property features: Located just 15 minutes from Walt Disney World Resort, great for attracting renters.; Portfolio of 12 condo units, totaling 10,652 rentable square feet, with a mix of 1, 2, and 3‑bedroom options.; Enjoy community amenities including a tennis court, swimming pool, and playground.
    (407) 907-0350
    We can help!
    Listing Contact
    Tito Urbano Perez
    Real Estate License ID: 3470017
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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