Short-Term Rental Townhouse with
For Sale
Contact for pricing
1209 S Beach Cir, Kissimmee, FL 34746
Two-story residence with resort amenities, flexible rental use, and a screened outdoor living area overlooking a pond.
Property Size1,437 SF
Price / SF$201.81
Days on Market128
Property Features for 1209 S Beach Cir
General Information
Standard status
Active
Size
1,437 SF
Class
A
Total Parking Spaces
2
Property subtype
Multifamily
Units
Unit Mix
1 x 3BR/2.5BA
Multifamily Units
1
Parking per Unit
2
Additional Details
Furnished
Yes
Amenities
lagoon pool
tennis courts
fitness center
clubhouse
screened lanai
Building Details
Year Built
2006
Buildings
1
Stories
2
Listing Agency:
LPT Realty
(407) 927-7878
Listed By:
Judith Blanche · License #SL3069454
Source:
Crexi
Added: Apr 28
Changed: Sep 1
Last Checked: Aug 31 at 11:49PM
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 LPT Realty
Investment Insights
Based on property information with market context.
This 1,437-square-foot, two-story townhouse was built in 2006 and is offered partially furnished. The residence includes three bedrooms, 2.5 bathrooms, an open first-floor arrangement, and ceramic tile flooring. Its kitchen features stainless steel appliances and a breakfast bar, while sliding glass doors connect the living area to a screened lanai with pond views. The primary suite has a walk-in closet and private bathroom, and two additional bedrooms share a full bathroom.
The home is approved for both short-term and long-term rentals and includes two assigned parking spaces. Community amenities include a lagoon pool, tennis courts, fitness center, and clubhouse. Recent improvements include a new A/C installed in 08/2023 and a washer and dryer added in 02/2024. The property is located minutes from Walt Disney World, Universal Studios, major highways, shopping, dining, and Orlando International Airport.
The home is approved for both short-term and long-term rentals and includes two assigned parking spaces. Community amenities include a lagoon pool, tennis courts, fitness center, and clubhouse. Recent improvements include a new A/C installed in 08/2023 and a washer and dryer added in 02/2024. The property is located minutes from Walt Disney World, Universal Studios, major highways, shopping, dining, and Orlando International Airport.
Key Highlights
- Approved for short‑term and long‑term rentals
- 1,437 SF two‑story townhouse built in 2006
- Three bedrooms and 2.5 bathrooms
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
$13,611
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
4.69%
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%
$272,220
$272.2K
Cap Rate 7%
$194,443
$194.4K
Cap Rate 9%
$151,233
$151.2K
Market Conditions
NOI Build-Up for 1,437 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
$26.4K $18.36/SF
− Vacancy
−$1.6K −$1.14/SF
EGI
$24.7K $17.22/SF
− OpEx
−$11.1K −$7.75/SF
NOI
$13.6K $9.47/SF
Area
Polk County, FL
Vacancy
6.20%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
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%
$272,220
Cap Rate 7%
$194,443
Cap Rate 9%
$151,233
Alternative Uses
Best Use
Apartment 5plus
$194.4K
$170.1K – $226.9K
NOI $13,611 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$345.3K
$302.2K – $402.9K
NOI $24,173 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
84
Businesses Nearby
Explore this area
Business Placement
Demographics for 34746, FL
56,344
Population
25,533
Households
2.2
Avg Household Size
38
Median Age
30%
College-Educated
87%
High-School Grad
44.0 sq mi
ZIP Area
1,281
Density / Sq Mi
$67,677
Median Household Income
$33,592
Median Earnings
$1,793
Median Rent
$328,500
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?
Short term rental property - Two-story residence with resort amenities, flexible rental use, and a screened outdoor living area overlooking a pond.
Where is this short term rental property located?
The property is located at 1209 S Beach Cir Kissimmee, FL.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: Approved for short‑term and long‑term rentals; 1,437 SF two‑story townhouse built in 2006; Three bedrooms and 2.5 bathrooms
