Renovated Resort Residence with Lake
For Sale
$225,000
13415 BLUE HERON BEACH Dr 402, Orlando, FL 32821
Orlando resort residence featuring modern renovations and lake views.
Property Size798 SF
Days on Market141
Property Features for 13415 BLUE HERON BEACH Dr 402
General Information
Standard status
Active
Size
798 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,288
Building Details
Building Size
798 SF
Year Built
2006
Stories
15
Listing Agency:
COLDWELL BANKER REALTY
Listed By:
Stephane Loth · License #3435788
(321) 314-1783
Source:
Elliman
Added: Apr 24
Changed: Sep 8
Last Checked: Sep 9 at 9:45AM
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 renovated one-bedroom, two-bathroom residence is located at Blue Heron Beach Resort in Orlando. Situated on the seventh floor, the unit features an open-concept layout. The kitchen includes white cabinets, stainless steel appliances, and quartz countertops. The living area flows seamlessly from the kitchen, offering a comfortable space with a ceiling fan and windows that provide natural light. A private balcony extends the living space outdoors, providing views of the lake and surrounding area. Blue Heron Beach Resort offers amenities including a fitness center, a swimming pool, and a recreation room featuring arcade games. The property is set in a waterfront setting with professional landscaping and tropical vegetation. A boardwalk and dock area enhance the outdoor offerings. The location provides convenience to local attractions, accessible from I-4 West via FL-535 toward Kissimmee/Lake Buena Vista. Constructed in 2006, this residence combines modern conveniences with resort-style living. Orange County Government lists Blue Heron as a short-term rental property and is not intended for full time occupancy.
Key Highlights
- Million‑dollar lake view close to Disney and Seaworld.
- Enjoy resort amenities including a fitness center, swimming pool, and recreation room.
- Renovated with white cabinets, stainless steel appliances, and quartz countertops.
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
$10,341
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
4.60%
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%
$206,820
$206.8K
Cap Rate 7%
$147,729
$147.7K
Cap Rate 9%
$114,900
$114.9K
Market Conditions
NOI Build-Up for 798 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
$20.1K $25.20/SF
− Vacancy
−$1.3K −$1.64/SF
EGI
$18.8K $23.56/SF
− OpEx
−$8.5K −$10.60/SF
NOI
$10.3K $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%
$206,820
Cap Rate 7%
$147,729
Cap Rate 9%
$114,900
Alternative Uses
Best Use
Apartment 5plus
$147.7K
$129.3K – $172.4K
NOI $10,341 @ 7.0% cap · market cap 4.60%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$257.1K
$224.9K – $299.9K
NOI $17,994 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Short term rental property - Orlando resort residence featuring modern renovations and lake views.
Where is this short term rental property located?
The property is located at 13415 BLUE HERON BEACH Dr 402 Orlando, FL.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: Million‑dollar lake view close to Disney and Seaworld.; Enjoy resort amenities including a fitness center, swimming pool, and recreation room.; Renovated with white cabinets, stainless steel appliances, and quartz countertops.
