Furnished Lakefront Condo
For Sale
$288,000
13427 BLUE HERON BEACH Dr 104, Orlando, FL 32821
Fully furnished condo overlooking Lake Bryan, with private balcony and access to resort amenities and pools.
Property Size1,169 SF
Days on Market50
Property Features for 13427 BLUE HERON BEACH Dr 104
General Information
Standard status
Active
Size
1,169 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$4,127
Building Details
Building Size
1,169 SF
Year Built
2007
Stories
21
Listing Agency:
(689) 800-8429
Listed By:
Lydia Chen
(689) 800-8429
Source:
Elliman
Added: Jun 24
Changed: Aug 10
Last Checked: Aug 11 at 10:28AM
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 Lydia Chen
Investment Insights
Based on property information with market context.
This fully furnished condominium offers resort-style living with sweeping views of Lake Bryan from a spacious private balcony. Inside, the layout includes a living room and dining area, a kitchen with granite countertops and a breakfast bar, and a primary bedroom. The unit is described as comfortably accommodating up to eight guests, making it well-suited for personal use or short-stay occupancy.
Residents and guests can use outstanding on-site amenities, including two heated swimming pools, a spa, a kiddie pool, and a tiki bar. The property also features a lakefront dock and scenic boardwalk, along with two fitness centers, a game room, a business center, and meeting facilities. Lake Bryan recreation options noted in the remarks include fishing, boating, water skiing, and tubing.
The condo is marketed as short-term rental friendly and is offered as a turnkey option with an emphasis on immediate rental income potential. Located in the heart of Orlando’s tourist corridor, Blue Heron Beach Resort is described as minutes from major attractions and shopping/dining destinations, with additional conveniences such as grocery stores and Starbucks said to be nearby. The overall package is designed for buyers seeking a ready-to-use lakefront residence within a full amenity resort setting.
Residents and guests can use outstanding on-site amenities, including two heated swimming pools, a spa, a kiddie pool, and a tiki bar. The property also features a lakefront dock and scenic boardwalk, along with two fitness centers, a game room, a business center, and meeting facilities. Lake Bryan recreation options noted in the remarks include fishing, boating, water skiing, and tubing.
The condo is marketed as short-term rental friendly and is offered as a turnkey option with an emphasis on immediate rental income potential. Located in the heart of Orlando’s tourist corridor, Blue Heron Beach Resort is described as minutes from major attractions and shopping/dining destinations, with additional conveniences such as grocery stores and Starbucks said to be nearby. The overall package is designed for buyers seeking a ready-to-use lakefront residence within a full amenity resort setting.
Key Highlights
- Condominium built in 2007 with lake views of Lake Bryan
- Fully furnished unit with a spacious private balcony overlooking Lake Bryan
- Sleeps up to 8 guests and includes a fully equipped kitchen with granite countertops and breakfast bar
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
$15,149
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
5.26%
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%
$302,980
$303.0K
Cap Rate 7%
$216,414
$216.4K
Cap Rate 9%
$168,322
$168.3K
Market Conditions
NOI Build-Up for 1,169 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
$29.5K $25.20/SF
− Vacancy
−$1.9K −$1.64/SF
EGI
$27.5K $23.56/SF
− OpEx
−$12.4K −$10.60/SF
NOI
$15.1K $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%
$302,980
Cap Rate 7%
$216,414
Cap Rate 9%
$168,322
Alternative Uses
Best Use
Apartment 5plus
$216.4K
$189.4K – $252.5K
NOI $15,149 @ 7.0% cap · market cap 5.26%
Second Best
Hotel Hospitality
$78.5K
$68.7K – $91.6K
NOI $5,497 @ 7.0% cap · market cap 1.91%
Theoretical Best
Office A
$376.6K
$329.5K – $439.3K
NOI $26,360 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
293
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?
Resort - Fully furnished condo overlooking Lake Bryan, with private balcony and access to resort amenities and pools.
Where is this resort located?
The property is located at 13427 BLUE HERON BEACH Dr 104 Orlando, FL.
What is the asking price?
The asking price for this property is $288,000.
What are key features of this property?
This property features: Condominium built in 2007 with lake views of Lake Bryan; Fully furnished unit with a spacious private balcony overlooking Lake Bryan; Sleeps up to 8 guests and includes a fully equipped kitchen with granite countertops and breakfast bar
