Windsor Hills Resort Top-Floor
For Sale
$249,900
7675 COMROW St 402, Kissimmee, FL 34747
Two-bedroom condo in Windsor Hills Resort, near Disney World.
Property Size1,081 SF
Days on Market163
Property Features for 7675 COMROW St 402
General Information
Standard status
Active
Size
1,081 SF
Property subtype
Residential
Taxes and HOA fees
Annual Taxes
$3,483
Building Details
Building Size
1,081 SF
Year Built
2005
Stories
4
Listed By:
Mark Breymeier
(215) 275-0487
Source:
Elliman
Added: Mar 24
Changed: Aug 8
Last Checked: Jul 31 at 6:48AM
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 Mark Breymeier
Investment Insights
Based on property information with market context.
Located in the Windsor Hills Resort, this top-floor, end-unit condo offers privacy and open sunset views. The two-bedroom, two-bath residence is situated in building 5, a short walk from the community lagoon-style pool, hot tub, dual water slides, and clubhouse. The screened lanai provides views of the resort grounds. The condo features a neutral aesthetic, a fully equipped kitchen, a dining area with seating for six or more, and a living room. It is equipped with a full-size washer and dryer, ceiling fans, charging stations, and high-speed fiber optic Wi-Fi. The unit sleeps six, with a king bed in the primary suite and queen and twin beds in the second bedroom. Porcelain marble-style tile is installed throughout all common areas. The community offers pickleball, tennis, volleyball, and basketball courts. Two oversized elevators provide access, and the electronic keyless entry system offers remote access. The condo has a rental history and is move-in ready with immediate occupancy available. It is located in a gated vacation community, suitable for personal use, a family getaway, or a short-term rental.
Key Highlights
- Prime Location: Just 3 miles from Disney World
- Exceptional Privacy & Views: Top‑floor, end‑unit with open sunset views
- Proactive Maintenance: Full home inspection completed prior to listing
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
$10,239
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
4.10%
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%
$204,780
$204.8K
Cap Rate 7%
$146,271
$146.3K
Cap Rate 9%
$113,767
$113.8K
Market Conditions
NOI Build-Up for 1,081 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
$19.8K $18.36/SF
− Vacancy
−$1.2K −$1.14/SF
EGI
$18.6K $17.22/SF
− OpEx
−$8.4K −$7.75/SF
NOI
$10.2K $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%
$204,780
Cap Rate 7%
$146,271
Cap Rate 9%
$113,767
Alternative Uses
Best Use
Apartment 5plus
$146.3K
$128.0K – $170.7K
NOI $10,239 @ 7.0% cap · market cap 4.10%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$259.8K
$227.3K – $303.1K
NOI $18,184 @ 7.0% cap · market cap 7.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
389
Businesses Nearby
Explore this area
Business Placement
Demographics for 34747, FL
26,560
Population
22,016
Households
1.2
Avg Household Size
38
Median Age
48%
College-Educated
96%
High-School Grad
43.4 sq mi
ZIP Area
612
Density / Sq Mi
$83,141
Median Household Income
$41,932
Median Earnings
$1,812
Median Rent
$455,600
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-bedroom condo in Windsor Hills Resort, near Disney World.
Where is this short term rental property located?
The property is located at 7675 COMROW St 402 Kissimmee, FL.
What is the asking price?
The asking price for this property is $249,900.
What are key features of this property?
This property features: Prime Location: Just 3 miles from Disney World; Exceptional Privacy & Views: Top‑floor, end‑unit with open sunset views; Proactive Maintenance: Full home inspection completed prior to listing
