Furnished Short-Term Rental
New
For Sale
$250,000
13415 BLUE HERON BEACH DRIVE #108, Orlando, FL 32821
First-floor residence offers pool and Lake Bryan views, updated interiors, and a private balcony.
Property Size798 SF
Price / SF$313.28
Days on Market5
Property Features for 13415 BLUE HERON BEACH DRIVE #108
General Information
Standard status
Active
Size
798 SF
Elevators
Yes
Property subtype
Condo - Hotel
Additional Details
Furnished
Yes
Multifamily Units
1
Amenities
pool
lake views
granite countertops
stainless steel appliances
luxury vinyl plank flooring
high ceilings
wheelchair accessible
balcony
stackable washer/dryer
AC
water heater
hot tubs
fitness center
arcade/game room
poolside tiki bar
lakefront dock
fishing pier
gazebo
kayak access
BBQ areas
scenic boardwalks
24-hour front desk service
garage parking
0.02 acres
Public Sewer
Additional parcels description:, Parcel Number: 27-24-28-0647-00-108, Public Survey Range: 28, Public Survey Section: 27, Annual Amount: $3,454.07, Tax Block: N/A, Tax Book Number: 8446-1530, Legal Description: BLUE HERON BEACH RESORT TOWER 1 CONDOMINIUM 8446/1530 UNIT 108, Lot: 108, Year: 2025, Zoning: P-D
Luxury Vinyl, Tile
Central Air
Central
Inside, Laundry Closet
Listing ID: MFRO6441563, Standard Status: Active, MLS Status: Active, Property Subtype: Condo - Hotel, On market as of 2026-09-17, Special Conditions: None
1 total bedroom
Built in 2006, Living area: 798, Living area units: Square Feet, Building faces West, 16 stories, Levels: One, Construction Materials: Concrete, Stucco
Subdivision: BLUE HERON BEACH RESIDENCE TOWER I, MLS Area (Major): 32821 - Orlando/International Drive, County/Parish: Orange
Completed, Pool, Water
2 total bathrooms, 2 full bathrooms
Pool
Cable Connected, Electricity Available, Water Source: Public
Slab
Allowed: Yes
Road Surface: Asphalt
Balcony
Ceiling Fans(s), Thermostat
Dishwasher, Dryer, Electric Water Heater, Microwave, Range, Refrigerator, Washer
Association Fee: $733, Fee Frequency: Monthly, Fee Includes: Cable TV, Pool, Internet, Amenities: Elevators, Fitness Center, Pool, Spa/Hot Tub
Building Details
Year Built
2006
Listing Agency:
WEICHERT REALTORS HALLMARK PROPERTIES
(407) 644-5385
Listed By:
Jeff Stewart · License #684274
(407) 247-9762
Source:
Miharaandassociates
Added: Sep 17
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 WEICHERT REALTORS HALLMARK PROPERTIES
Investment Insights
Based on property information with market context.
This 798 SF, first-floor condominium at Blue Heron Beach Resort is furnished and configured for short-term rental use. The layout includes a bedroom with en-suite bathroom, a built-in bunkbed alcove, and a separate full guest bathroom. Interior updates include granite kitchen counters, stainless-steel appliances, refreshed bathrooms, new furniture, fresh paint, and Luxury Vinyl Plank flooring. A wheelchair-accessible design, high ceilings, stackable washer/dryer, and private balcony add functional appeal. The AC and water heater were replaced in 2024.
The east-facing unit overlooks the pool and Lake Bryan, with a large sliding door providing natural light and outdoor access. Resort amenities include heated pools, hot tubs, a fitness center, arcade, tiki bar, lakefront dock, fishing pier, kayak access, BBQ areas, boardwalks, garage parking, secured elevators, and 24-hour front desk service. The property is minutes from Disney Springs, Walt Disney World, other theme parks, dining, and shopping. Owners may occupy the unit up to 180 days annually, and HOA fees include water, cable, internet, and exterior building insurance.
The east-facing unit overlooks the pool and Lake Bryan, with a large sliding door providing natural light and outdoor access. Resort amenities include heated pools, hot tubs, a fitness center, arcade, tiki bar, lakefront dock, fishing pier, kayak access, BBQ areas, boardwalks, garage parking, secured elevators, and 24-hour front desk service. The property is minutes from Disney Springs, Walt Disney World, other theme parks, dining, and shopping. Owners may occupy the unit up to 180 days annually, and HOA fees include water, cable, internet, and exterior building insurance.
Key Highlights
- 798 SF first‑floor condominium with bedroom, en‑suite bath, bunkbed alcove, and second full bathroom
- Zoned for Short‑Term Rental; owners may occupy up to 180 days a year
- East‑facing unit with pool and Lake Bryan views plus a private balcony
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
4.14%
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 4.14%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$257.1K
$224.9K – $299.9K
NOI $17,994 @ 7.0% cap · market cap 7.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Location Intelligence
Trade Area within ½ mile
293
Businesses Nearby
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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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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 - First-floor residence offers pool and Lake Bryan views, updated interiors, and a private balcony.
Where is this short term rental property located?
The property is located at 13415 BLUE HERON BEACH DRIVE #108 Orlando, FL.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 798 SF first‑floor condominium with bedroom, en‑suite bath, bunkbed alcove, and second full bathroom; Zoned for Short‑Term Rental; owners may occupy up to 180 days a year; East‑facing unit with pool and Lake Bryan views plus a private balcony
