Kissimmee Condominium Portfolio For
409 FOUNTAINHEAD Cir Kissimmee, FL 34741
For Sale
$2,250,000
12-unit condominium portfolio near Walt Disney World Resort.
Property Size10,652 SF
Lot Size0.17 Acres
Price / SF$211.23
Days on Market140
Property Features for 409 FOUNTAINHEAD Cir
General Information
Standard status
Active
Size
10,652 SF
Lot size
0.17 Acres
Property subtype
Investment
Building Details
Year Built
1988
Listing Agency:
Lawhun Enterprises, LLC
(407) 907-0350
Listed By:
Tito Urbano Perez · License #3470017
(407) 907-0350
Source:
Elliman
Added: Mar 10
Changed: Jul 10
Last Checked: Jul 27 at 10:51AM
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 Lawhun Enterprises, LLC
Investment Insights
Based on property information with market context.
The Bella Vista Condos are a portfolio of 12 condominium units situated at 409 Fountainhead Circle, Kissimmee, Florida 34741. Constructed in 1988, these units are part of a larger mid-rise development and encompass a total rentable area of 10,652 square feet. The unit mix includes one, two, and three-bedroom configurations. Each unit is equipped with central air conditioning and a screened-in patio or balcony. Tenants are responsible for their electric bills, which are separately metered. Water and trash services are included in the HOA fees, and the landlord recovers costs through a utility recovery fee. The property is located approximately 10 miles from Walt Disney World Resort, which is about a 15-minute drive. The location is positioned to attract renters from the tourism, hospitality, and service industries. Residents have access to entertainment, shopping, and dining options in the Kissimmee/Disney corridor. The property is situated on a 16.6-acre community, offering residents open space and shared amenities such as a tennis court, swimming pool, and playground. The property is also located near Downtown Kissimmee, The Loop Shopping Center, and major commuter routes including US-192 and the Florida Turnpike.
Key Highlights
- Located just 15 minutes from Walt Disney World Resort
- Portfolio of 12 condo units totaling 10,652 sq ft
- Balanced mix of 1, 2, and 3‑bedroom units
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $195.6k | $18.36 |
| − Vacancy | −$12.1k | −$1.14 |
| EGI | $183.4k | $17.22 |
| − OpEx | −$82.6k | −$7.75 |
| NOI | $100.9k | $9.47 |
10,652 SF · lease $18.36/SF/yr · vacancy 6.20% · expense 45.00%
Alternative Uses
Best Use
Apartment 5plus
$1.44M
$1.26M – $1.68M
NOI $100,895 @ 7.0% cap · market cap 4.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.56M
$2.24M – $2.99M
NOI $179,184 @ 7.0% cap · market cap 7.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Frequently Asked Questions
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 Cir 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; Portfolio of 12 condo units totaling 10,652 sq ft; Balanced mix of 1, 2, and 3‑bedroom units
