Top-Floor Short-Term Rental
New
For Sale
$199,000
12538 FLORIDAYS RESORT DRIVE #604C, Orlando, FL 32821
Furnished three-bedroom resort residence with water views, private balcony, and direct walkway access to the main pool.
Property Size1,200 SF
Price / SF$165.83
Days on Market7
Property Features for 12538 FLORIDAYS RESORT DRIVE #604C
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Condo - Hotel
Site & Location
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
1 x 3BR
Multifamily Units
1
Additional Details
Furnished
Yes
Amenities
private balcony
fully equipped kitchen
jacuzzi tub
walk-in shower
washer and dryer
dishwasher
extra-large swimming pool
children's water playscape
second pool
gazebo
lake views
fitness center
poolside bar
game room
0.02 acres
Concrete, Tile
Public Sewer
Additional parcels description:, Parcel Number: 23-24-28-2901-03-604, Public Survey Range: 28, Public Survey Section: 23, Annual Amount: $3,810.93, Tax Block: 3, Tax Book Number: 8538-1540, Legal Description: DCP IDRIVE CONDOMINIUM DOC#20190716588 UNIT 604-C UNDER THE RULES & REGULATIONSOF FLORIDAYS ORLANDO RESORT CONDOMINIUMMASTER DECLARATION PER 8538/1540 SEE ALSO PHASE 1, Lot: 604, Year: 2025, Zoning: P-D
Carpet, Luxury Vinyl
Central Air, Attic Fan
Electric
Laundry Closet
Listing ID: MFRO6441759, Standard Status: Active, MLS Status: Active, Property Subtype: Condo - Hotel, On market as of 2026-09-15, Special Conditions: None
Common
3 total bedrooms
Built in 2006, Living area: 1200, Living area units: Square Feet, Building faces North, 6 stories, Levels: One, Construction Materials: Cement Siding, Concrete
Subdivision: FLORIDAYS ORLANDO RESIDENCE, MLS Area (Major): 32821 - Orlando/International Drive, County/Parish: Orange
Water
2 total bathrooms, 2 full bathrooms
Pool, Sidewalks
Cable Connected, Electricity Connected, Water Connected, Water Source: Public
Slab
Close Of Escrow
Allowed: Cats OK, Dogs OK
Road Responsibility: Private Maintained Road, Road Surface: Asphalt
Balcony
Convection Oven, Cooktop, Dishwasher, Dryer, Microwave, Refrigerator, Washer
Association Fee: $1,001.12, Fee Frequency: Monthly, Fee Includes: Guard - 24 Hour, Cable TV, Common Area Taxes, Pool, Electricity, Internet, Sewer, Trash, Water
Building Details
Year Built
2006
Listing Agency:
COLDWELL BANKER REALTY
(407) 352-1040
Listed By:
Stephane Loth · License #3435788
Source:
Miharaandassociates
Added: Sep 15
Changed: Sep 20
Last Checked: Sep 21 at 6:29AM
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 COLDWELL BANKER REALTY
Investment Insights
Based on property information with market context.
This 1,200-square-foot, fully furnished condominium occupies the top floor of Building C at Floridays Orlando Resort. The open interior includes a full-size kitchen with a large island, living and dining areas, three bedrooms, and two full bathrooms. The primary suite has a jacuzzi tub and separate walk-in shower, while the second and third bedrooms each contain two full-size beds. A private balcony overlooks the water and offers partial pool views.
Recent improvements include a 2020 HVAC system, new mattresses in two bedrooms, a sofa bed, accent chairs, washer and dryer, and dishwasher. The resort is located at 12538 Floridays Resort Drive in Orlando, approximately three miles from Walt Disney World and SeaWorld. Resort amenities include an extra-large swimming pool with a children's water playscape, a second pool with gazebo and lake views, fitness center, poolside bar, and game room. Full-year occupancy and long-term rentals are not permitted; the HOA fee includes water and electricity.
Recent improvements include a 2020 HVAC system, new mattresses in two bedrooms, a sofa bed, accent chairs, washer and dryer, and dishwasher. The resort is located at 12538 Floridays Resort Drive in Orlando, approximately three miles from Walt Disney World and SeaWorld. Resort amenities include an extra-large swimming pool with a children's water playscape, a second pool with gazebo and lake views, fitness center, poolside bar, and game room. Full-year occupancy and long-term rentals are not permitted; the HOA fee includes water and electricity.
Key Highlights
- Top‑floor location in Building C with private balcony and water views
- Fully furnished 1,200‑square‑foot three‑bedroom, two‑bathroom condominium
- 2020 HVAC system plus updated appliances, mattresses, seating, and sofa bed
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
$15,551
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
7.81%
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%
$311,020
$311.0K
Cap Rate 7%
$222,157
$222.2K
Cap Rate 9%
$172,789
$172.8K
Market Conditions
NOI Build-Up for 1,200 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
$30.2K $25.20/SF
− Vacancy
−$2.0K −$1.64/SF
EGI
$28.3K $23.56/SF
− OpEx
−$12.7K −$10.60/SF
NOI
$15.6K $12.96/SF
Area
Orlando, FL
Vacancy
6.50%
Lease Rate
$25.20 /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%
$311,020
Cap Rate 7%
$222,157
Cap Rate 9%
$172,789
Alternative Uses
Best Use
Apartment 5plus
$222.2K
$194.4K – $259.2K
NOI $15,551 @ 7.0% cap · market cap 7.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$386.6K
$338.2K – $451.0K
NOI $27,059 @ 7.0% cap · market cap 13.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
720
Businesses Nearby
Explore this area
Business Placement
Demographics for 32821, FL
25,999
Population
15,061
Households
1.7
Avg Household Size
33
Median Age
44%
College-Educated
95%
High-School Grad
16.3 sq mi
ZIP Area
1,595
Density / Sq Mi
$59,927
Median Household Income
$39,230
Median Earnings
$1,782
Median Rent
$300,300
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?
Short term rental property - Furnished three-bedroom resort residence with water views, private balcony, and direct walkway access to the main pool.
Where is this short term rental property located?
The property is located at 12538 FLORIDAYS RESORT DRIVE #604C Orlando, FL.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Top‑floor location in Building C with private balcony and water views; Fully furnished 1,200‑square‑foot three‑bedroom, two‑bathroom condominium; 2020 HVAC system plus updated appliances, mattresses, seating, and sofa bed
