Renovated Corner Short-Term
For Sale
$364,000
13415 BLUE HERON BEACH DR #1201, Orlando, FL 32821
Two private balconies and expansive views enhance this income-oriented condominium near Central Florida attractions.
Property Size1,078 SF
Days on Market73
Property Features for 13415 BLUE HERON BEACH DR #1201
General Information
Standard status
Active
Size
1,078 SF
Property subtype
Condo - Hotel
Taxes and HOA fees
Annual Taxes
$3,810
Building Details
Building Size
1,078 SF
Year Built
2006
Listing Agency:
REALTY OF RIVERVIEW LLC
(813) 642-6030
Listed By:
Stephen Hachey · License #261545422
Source:
Kingofrealestate
Added: Jun 8
Changed: Aug 11
Last Checked: Aug 18 at 4:43AM
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 REALTY OF RIVERVIEW LLC
Investment Insights
Based on property information with market context.
This 12th-floor corner condominium offers a two-balcony layout, with one balcony positioned off the primary bedroom and another extending from the rear of the residence. Dining-area bay windows provide broad views toward Lake Bryan and the Orlando area, while the interior includes separate living, dining, kitchen, and bedroom spaces. The property was renovated in 2020 with updated cabinetry, quartz countertops, tile flooring in the living areas, bedroom carpeting, appliances, lighting, bathroom fixtures, fans, and interior paint. Its HVAC system was replaced in 2025.
The residence is located in Orlando, approximately 10-20 minutes from Disney, Universal, SeaWorld, and the Orange County Convention Center. Built in 2006, the condominium is classified in the short-term rental property category and is positioned for inclusion in a short-term rental portfolio.
The residence is located in Orlando, approximately 10-20 minutes from Disney, Universal, SeaWorld, and the Orange County Convention Center. Built in 2006, the condominium is classified in the short-term rental property category and is positioned for inclusion in a short-term rental portfolio.
Key Highlights
- 12th‑floor corner condominium with two private balconies
- 2020 renovation included kitchen, bathroom, flooring, appliances, fixtures, fans, and paint
- HVAC system replaced in 2025
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
$13,970
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
3.84%
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%
$279,400
$279.4K
Cap Rate 7%
$199,571
$199.6K
Cap Rate 9%
$155,222
$155.2K
Market Conditions
NOI Build-Up for 1,078 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
$27.2K $25.20/SF
− Vacancy
−$1.8K −$1.64/SF
EGI
$25.4K $23.56/SF
− OpEx
−$11.4K −$10.60/SF
NOI
$14.0K $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%
$279,400
Cap Rate 7%
$199,571
Cap Rate 9%
$155,222
Alternative Uses
Best Use
Apartment 5plus
$199.6K
$174.6K – $232.8K
NOI $13,970 @ 7.0% cap · market cap 3.84%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$347.3K
$303.9K – $405.1K
NOI $24,308 @ 7.0% cap · market cap 6.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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
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 - Two private balconies and expansive views enhance this income-oriented condominium near Central Florida attractions.
Where is this short term rental property located?
The property is located at 13415 BLUE HERON BEACH DR #1201 Orlando, FL.
What is the asking price?
The asking price for this property is $364,000.
What are key features of this property?
This property features: 12th‑floor corner condominium with two private balconies; 2020 renovation included kitchen, bathroom, flooring, appliances, fixtures, fans, and paint; HVAC system replaced in 2025
