First-Floor Condo with Water-View
For Sale
$205,000
12538 FLORIDAYS RESORT Dr 109C, Orlando, FL 32821
Fully furnished 3BR/2BA first-floor condo with private water-view patio inside Floridays Resort amenities.
Property Size1,200 SF
Days on Market80
Property Features for 12538 FLORIDAYS RESORT Dr 109C
General Information
Standard status
Active
Size
1,200 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,810
Building Details
Building Size
1,200 SF
Year Built
2006
Stories
6
Listing Agency:
TEAM DONOVAN
Listed By:
James Donovan · License #3110116
(407) 705-2616
Source:
Elliman
Added: Jun 20
Changed: Aug 14
Last Checked: Sep 7 at 6:58AM
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 TEAM DONOVAN
Investment Insights
Based on property information with market context.
This first-floor condo offers a spacious 3-bedroom, 2-bathroom layout with an open-concept living area. The unit is being sold fully furnished and includes direct access from the bright living space to a private, water-view patio for outdoor relaxation.
Located within Floridays Resort, the property is part of a community with amenities designed for both owners and guests. The resort features two heated pools, a children’s water playscape, and a sandy beach area, along with a fully equipped fitness center and a game room. Onsite dining options include Palm Café and the Pool Bar, and the resort also provides a dedicated shuttle service to the theme parks. The listing remarks indicate the area is within minutes of Walt Disney World, Universal Studios, and SeaWorld, with Lake Buena Vista Premium Outlets and additional dining and entertainment nearby.
For buyers seeking a ready-to-use furnished residence or a vacation-rental oriented condo setup, this unit’s size, first-floor convenience, and private outdoor patio support flexible day-to-day use. Its position within the resort community also provides access to multiple on-site amenities and theme-park transportation, which can help simplify the guest experience.
Located within Floridays Resort, the property is part of a community with amenities designed for both owners and guests. The resort features two heated pools, a children’s water playscape, and a sandy beach area, along with a fully equipped fitness center and a game room. Onsite dining options include Palm Café and the Pool Bar, and the resort also provides a dedicated shuttle service to the theme parks. The listing remarks indicate the area is within minutes of Walt Disney World, Universal Studios, and SeaWorld, with Lake Buena Vista Premium Outlets and additional dining and entertainment nearby.
For buyers seeking a ready-to-use furnished residence or a vacation-rental oriented condo setup, this unit’s size, first-floor convenience, and private outdoor patio support flexible day-to-day use. Its position within the resort community also provides access to multiple on-site amenities and theme-park transportation, which can help simplify the guest experience.
Key Highlights
- First‑floor, fully furnished 3‑bedroom, 2‑bath condo in Floridays Resort (Year built: 2006).
- Includes a private water‑view patio off the open‑concept living space.
- Resort amenities include two heated pools, a children’s water playscape, and a sandy beach area.
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
7.59%
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 7.59%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$386.6K
$338.2K – $451.0K
NOI $27,059 @ 7.0% cap · market cap 13.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
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 - Fully furnished 3BR/2BA first-floor condo with private water-view patio inside Floridays Resort amenities.
Where is this short term rental property located?
The property is located at 12538 FLORIDAYS RESORT Dr 109C Orlando, FL.
What is the asking price?
The asking price for this property is $205,000.
What are key features of this property?
This property features: First‑floor, fully furnished 3‑bedroom, 2‑bath condo in Floridays Resort (Year built: 2006).; Includes a private water‑view patio off the open‑concept living space.; Resort amenities include two heated pools, a children’s water playscape, and a sandy beach area.
