Blue Heron Resort Condo with
For Sale
$369,000
Pending
13427 BLUE HERON BEACH Dr 2003, Orlando, FL 32821
Renovated, furnished condo near Disney with income potential.
Property Size1,165 SF
Days on Market103
Property Features for 13427 BLUE HERON BEACH Dr 2003
General Information
Standard status
Pending
Size
1,165 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,113
Building Details
Building Size
1,165 SF
Year Built
2007
Stories
20
Listing Agency:
COLDWELL BANKER REALTY
(321) 314-1783
Listed By:
Stephane Loth · License #3435788
(321) 314-1783
Source:
Elliman
Added: May 21
Changed: Aug 8
Last Checked: Aug 8 at 6:48AM
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.
Located on the 20th floor of the Blue Heron Beach Resort, this renovated and fully furnished 2-bedroom condo offers panoramic views of Lake Bryan. The residence features soaring ceilings and an oversized balcony. The property is located two miles from Walt Disney World. Owners have the option to self-manage through Airbnb, VRBO, or a preferred property management company. The Blue Heron Beach Resort provides amenities such as two heated pools, a jacuzzi, a modern fitness center, a scenic boardwalk, and a private dock with direct access to the lake. The property is centrally located near Disney World, Universal Studios, SeaWorld, premium outlet shopping, and other Orlando attractions. The bike score is 51, indicating it is bikeable, and the walk score is 36, indicating it is car-dependent. This property is suitable for short-term rentals, multifamily use, and residential income purposes.
Key Highlights
- Panoramic Lake Bryan views from a 20th‑floor condo.
- Fully furnished and renovated 2‑bedroom residence.
- Proven Airbnb success with strong passive income potential.
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
$15,097
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
4.09%
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%
$301,940
$301.9K
Cap Rate 7%
$215,671
$215.7K
Cap Rate 9%
$167,744
$167.7K
Market Conditions
NOI Build-Up for 1,165 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
$29.4K $25.20/SF
− Vacancy
−$1.9K −$1.64/SF
EGI
$27.4K $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%
$301,940
Cap Rate 7%
$215,671
Cap Rate 9%
$167,744
Alternative Uses
Best Use
Apartment 5plus
$215.7K
$188.7K – $251.6K
NOI $15,097 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$375.3K
$328.4K – $437.8K
NOI $26,270 @ 7.0% cap · market cap 7.12%
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Short term rental property - Renovated, furnished condo near Disney with income potential.
Where is this short term rental property located?
The property is located at 13427 BLUE HERON BEACH Dr 2003 Orlando, FL.
What is the asking price?
The asking price for this property is $369,000.
What are key features of this property?
This property features: Panoramic Lake Bryan views from a 20th‑floor condo.; Fully furnished and renovated 2‑bedroom residence.; Proven Airbnb success with strong passive income potential.
