Corner Short-Term Rental
For Sale
$294,900
13415 BLUE HERON BEACH DRIVE #610, Orlando, FL 32821
Updated two-bedroom residence with lake views, resort amenities, and access to Orlando-area attractions.
Property Size1,078 SF
Price / SF$273.56
Days on Market9
Property Features for 13415 BLUE HERON BEACH DRIVE #610
General Information
Standard status
Active
Size
1,078 SF
Property subtype
Condo - Hotel
Units
Unit Mix
1 x 2BR
Multifamily Units
1
Amenities
private balcony
second balcony
heated swimming pools
kiddie pool
Jacuzzi
fitness center
scenic boardwalk
private dock
0.02 acres
Concrete, Membrane
Public Sewer
Additional parcels description:, Parcel Number: 27-24-28-0647-00-610, Public Survey Range: 28, Public Survey Section: 27, Annual Amount: $3,810.22, Tax Block: 00/610, Tax Book Number: 8446-1530, Legal Description: BLUE HERON BEACH RESORT TOWER 1 CONDOMINIUM 8446/1530 UNIT 610, Lot: 610, Year: 2025, Zoning: P-D
Carpet, Tile
Central Air, Attic Fan
Electric
Laundry Closet
Listing ID: MFRO6429781, Standard Status: Active, MLS Status: Active, Property Subtype: Condo - Hotel, On market as of 2026-08-01, Special Conditions: None
Common, Basement
2 total bedrooms
Built in 2006, Living area: 1078, Living area units: Square Feet, Building faces North, 15 stories, Levels: One, Construction Materials: Cement Siding, Concrete, Metal Frame
Subdivision: BLUE HERON BEACH RESIDENCE TOWER I, MLS Area (Major): 32821 - Orlando/International Drive, County/Parish: Orange
Pool, Water
2 total bathrooms, 2 full bathrooms
Dog Park, Fitness Center, Pool
Cable Connected, Electricity Connected, Sewer Connected, Water Connected, Water Source: Public
Concrete Perimeter, Slab
Allowed: Yes
Road Responsibility: Private Maintained Road, Road Surface: Asphalt
Balcony
Built-In Oven, Dishwasher, Dryer, Electric Water Heater, Microwave, Refrigerator, Washer
Association Fee: $1,087, Fee Frequency: Monthly
Building Details
Year Built
2006
Listing Agency:
COLDWELL BANKER REALTY
(407) 352-1040
Listed By:
Stephane Loth · License #3435788
Source:
Miharaandassociates
Added: Aug 1
Changed: Aug 9
Last Checked: Aug 9 at 9:22AM
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 6th-floor corner condo at Blue Heron Beach Resort offers 1,078 SF with two bedrooms, bay windows, and two balconies. One balcony overlooks Lake Bryan, while the other faces Disney fireworks. Improvements include a new A/C system, a new water heater, and newer stainless steel kitchen appliances. The residence was built in 2006.
Resort amenities include two heated swimming pools, a kiddie pool, Jacuzzi, fitness center, scenic boardwalk, and a private dock with direct Lake Bryan access. The property is located near Walt Disney World Resort, Disney Springs, SeaWorld Orlando, Universal Orlando Resort, outlet shopping, restaurants, and entertainment venues. The residence is presented as a vacation home, personal retreat, or short-term rental property.
Resort amenities include two heated swimming pools, a kiddie pool, Jacuzzi, fitness center, scenic boardwalk, and a private dock with direct Lake Bryan access. The property is located near Walt Disney World Resort, Disney Springs, SeaWorld Orlando, Universal Orlando Resort, outlet shopping, restaurants, and entertainment venues. The residence is presented as a vacation home, personal retreat, or short-term rental property.
Key Highlights
- 6th‑floor corner condo with 1,078 SF and two bedrooms
- Two balconies with Lake Bryan views and views of Disney fireworks
- New A/C system, new water heater, and newer stainless steel appliances
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
4.74%
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 4.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$347.3K
$303.9K – $405.1K
NOI $24,308 @ 7.0% cap · market cap 8.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
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 - Updated two-bedroom residence with lake views, resort amenities, and access to Orlando-area attractions.
Where is this short term rental property located?
The property is located at 13415 BLUE HERON BEACH DRIVE #610 Orlando, FL.
What is the asking price?
The asking price for this property is $294,900.
What are key features of this property?
This property features: 6th‑floor corner condo with 1,078 SF and two bedrooms; Two balconies with Lake Bryan views and views of Disney fireworks; New A/C system, new water heater, and newer stainless steel appliances
