Corner 2BR Condo-Hotel
For Sale
$295,000
13427 BLUE HERON BEACH Dr 301, Orlando, FL 32821
A bright two-bedroom, two-bath corner condo with two balconies and access to Blue Heron Beach Resort amenities near Orlando attractions.
Property Size1,078 SF
Price / SF$273.65
Days on Market68
Property Features for 13427 BLUE HERON BEACH Dr 301
General Information
Standard status
Active
Size
1,078 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$3,810
Building Details
Building Size
1,078 SF
Year Built
2007
Stories
15
Listing Agency:
COLDWELL BANKER REALTY
(321) 314-1783
Listed By:
Stephane Loth · License #3435788
(321) 314-1783
Source:
Elliman
Added: Jun 3
Changed: Aug 8
Last Checked: Jun 6 at 4:42AM
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 in Tower Two at Blue Heron Beach Resort, this spacious corner residence offers two bedrooms, two bathrooms, and an open-concept layout designed for comfortable stays. The unit features extra bay windows for added natural light, a well-appointed kitchen with granite countertops, and two private balconies for outdoor lounging. One balcony overlooks Lake Bryan, and the second offers nightly views of Disney fireworks.
Situated at 13427 Blue Heron Beach Dr in Orlando, the property is positioned just minutes from major theme parks, upscale outlet shopping, and a wide range of dining options. Guests and residents can enjoy the resort’s heated swimming pools, kiddie pool, Jacuzzi, fitness center, and arcade and entertainment areas. A tropical landscaped setting includes a scenic boardwalk leading to a private dock on the lake, along with outdoor gazebos and waterfront seating.
This condo-hotel residence is well suited for buyers seeking a personal getaway or a short-term rental option, with short-term rental use recognized by Orange County. With bright interiors, balcony views from multiple angles, and full access to on-site amenities, it offers a practical configuration for hosting stays and maintaining an active resort lifestyle.
Situated at 13427 Blue Heron Beach Dr in Orlando, the property is positioned just minutes from major theme parks, upscale outlet shopping, and a wide range of dining options. Guests and residents can enjoy the resort’s heated swimming pools, kiddie pool, Jacuzzi, fitness center, and arcade and entertainment areas. A tropical landscaped setting includes a scenic boardwalk leading to a private dock on the lake, along with outdoor gazebos and waterfront seating.
This condo-hotel residence is well suited for buyers seeking a personal getaway or a short-term rental option, with short-term rental use recognized by Orange County. With bright interiors, balcony views from multiple angles, and full access to on-site amenities, it offers a practical configuration for hosting stays and maintaining an active resort lifestyle.
Key Highlights
- 2 bed, 2 bath corner condo‑hotel residence in Tower Two with approximately 1,078 SF of living space
- Two private balconies: one overlooks Lake Bryan; the other offers Disney fireworks views
- Open‑concept interior with additional bay windows for natural light
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
Hotel Hospitality
$72.4K
$63.4K – $84.5K
NOI $5,069 @ 7.0% cap · market cap 1.72%
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
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
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?
Resort - A bright two-bedroom, two-bath corner condo with two balconies and access to Blue Heron Beach Resort amenities near Orlando attractions.
Where is this resort located?
The property is located at 13427 BLUE HERON BEACH Dr 301 Orlando, FL.
What is the asking price?
The asking price for this property is $295,000.
What are key features of this property?
This property features: 2 bed, 2 bath corner condo‑hotel residence in Tower Two with approximately 1,078 SF of living space; Two private balconies: one overlooks Lake Bryan; the other offers Disney fireworks views; Open‑concept interior with additional bay windows for natural light
