Short-Term Rental Condo with Lake
New
For Sale
$375,000
13427 BLUE HERON BEACH DR #1405, Orlando, FL 32821
Two-bedroom resort condominium with short-term rental use, lake-facing outdoor space, and access to pools, fitness centers, and recreational amenities.
Property Size1,165 SF
Price / SF$321.89
Days on Market5
Property Features for 13427 BLUE HERON BEACH DR #1405
General Information
Standard status
Active
Size
1,165 SF
Elevators
Yes
Property subtype
Condo - Hotel
Units
Unit Mix
1 x 2BR/2BA
Multifamily Units
1
Amenities
swimming pool
hot tub
scenic walking trails
playground
game room with arcade games
heated pools
video game room
exercise room
outdoor Jacuzzi
fitness centers
covered parking
security
keyed access
Building Details
Year Built
2007
Listing Agency:
JC REALTY GROUP INC
(407) 532-5110
Listed By:
Marco Ossa, PA · License #3052084
Source:
Dennisrealty
Added: Aug 7
Changed: Aug 11
Last Checked: Aug 11 at 4:45AM
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 JC REALTY GROUP INC
Investment Insights
Based on property information with market context.
This 1,165-square-foot condominium at Blue Heron Beach Resort includes two bedrooms, two full bathrooms, a third room with bunk beds, and a queen pullout sofa. The floor plan accommodates up to 8 guests. A double balcony overlooks Lake Bryan, while the interior features a full kitchen with granite counters, living-area furnishings, and a master suite with a Jacuzzi tub, shower, and walk-in closet. Recent improvements include a new air conditioner, water heater, garbage disposal, kitchen faucet, and stacked washer-dryer combination.
The property permits short-term rentals and is located less than a mile from Walt Disney World and Disney Springs, with access to area attractions, dining, and shopping. Resort amenities include two pools, hot tubs, walking trails, a playground, video game room, exercise room, two fitness centers, covered parking, elevators with keyed access, and security. The condominium fee includes water, trash, home phone, cable, and Wi-Fi. The resort also has a dock serving Lake Bryan watersports activities.
The property permits short-term rentals and is located less than a mile from Walt Disney World and Disney Springs, with access to area attractions, dining, and shopping. Resort amenities include two pools, hot tubs, walking trails, a playground, video game room, exercise room, two fitness centers, covered parking, elevators with keyed access, and security. The condominium fee includes water, trash, home phone, cable, and Wi-Fi. The resort also has a dock serving Lake Bryan watersports activities.
Key Highlights
- Short‑term rental use permitted
- 1,165‑square‑foot condominium with two bedrooms and two full bathrooms
- Floor plan accommodates up to 8 guests with bunk beds and queen pullout sofa
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
4.03%
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 4.03%
Second Best
Hotel Hospitality
$78.3K
$68.5K – $91.3K
NOI $5,478 @ 7.0% cap · market cap 1.46%
Theoretical Best
Office A
$375.3K
$328.4K – $437.8K
NOI $26,270 @ 7.0% cap · market cap 7.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
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 - Two-bedroom resort condominium with short-term rental use, lake-facing outdoor space, and access to pools, fitness centers, and recreational amenities.
Where is this short term rental property located?
The property is located at 13427 BLUE HERON BEACH DR #1405 Orlando, FL.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Short‑term rental use permitted; 1,165‑square‑foot condominium with two bedrooms and two full bathrooms; Floor plan accommodates up to 8 guests with bunk beds and queen pullout sofa
