Furnished Resort Condo
For Sale
$190,000
8100 POINCIANA Blvd 2609, Orlando, FL 32821
Furnished 3-bedroom, 3-bath condo with balcony and resort amenities including pools, spa, fitness, and shuttle service.
Property Size1,409 SF
Days on Market51
Property Features for 8100 POINCIANA Blvd 2609
General Information
Standard status
Active
Size
1,409 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$2,999
Building Details
Building Size
1,409 SF
Year Built
2006
Stories
8
Listing Agency:
TEAM DONOVAN
(407) 705-2616
Listed By:
James Donovan · License #3110116
(407) 705-2616
Source:
Elliman
Added: Jun 23
Changed: Aug 10
Last Checked: Aug 11 at 11:01AM
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 TEAM DONOVAN
Investment Insights
Based on property information with market context.
Located on the 6th floor of Building 2 at Lake Buena Vista Resort Village & Spa, this fully furnished 3-bedroom, 3-bath condo is designed around a bright, open floor plan. The unit includes a fully equipped kitchen with granite countertops and a private balcony for relaxing outdoors. Offered turnkey, the residence is positioned for convenient short-term stays and comfortable personal use.
Set at 8100 Poinciana Blvd in Orlando, the resort is described as minutes from Central Florida’s theme parks and nearby dining districts. The Lake Buena Vista Factory Stores are adjacent, and the property offers complimentary shuttle service to local theme parks, supporting easy guest access without relying solely on personal transportation.
The on-site amenity package is extensive and includes a zero-entry Pirates Plunge themed pool with a water slide, a second heated pool, and the full-service Reflections Spa & Salon. Additional features include a 24-hour fitness center and a game room, along with multiple on-site dining options such as Frankie Farrell’s Irish Pub. This combination of an in-unit, furnished layout and full resort services can appeal to buyers seeking a turnkey, hospitality-oriented condominium at Lake Buena Vista Resort.
Set at 8100 Poinciana Blvd in Orlando, the resort is described as minutes from Central Florida’s theme parks and nearby dining districts. The Lake Buena Vista Factory Stores are adjacent, and the property offers complimentary shuttle service to local theme parks, supporting easy guest access without relying solely on personal transportation.
The on-site amenity package is extensive and includes a zero-entry Pirates Plunge themed pool with a water slide, a second heated pool, and the full-service Reflections Spa & Salon. Additional features include a 24-hour fitness center and a game room, along with multiple on-site dining options such as Frankie Farrell’s Irish Pub. This combination of an in-unit, furnished layout and full resort services can appeal to buyers seeking a turnkey, hospitality-oriented condominium at Lake Buena Vista Resort.
Key Highlights
- Year built 2006 condo (Building 2) on the 6th floor with 3 bedrooms and 3 bathrooms
- Fully furnished unit with a fully equipped kitchen featuring granite countertops
- Private balcony for outdoor relaxing
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
$6,626
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
3.49%
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%
$132,520
$132.5K
Cap Rate 7%
$94,657
$94.7K
Cap Rate 9%
$73,622
$73.6K
Market Conditions
NOI Build-Up for 1,409 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
$25.4K $18.00/SF
− Vacancy
−$11.4K −$8.10/SF
EGI
$13.9K $9.90/SF
− OpEx
−$7.3K −$5.20/SF
NOI
$6.6K $4.70/SF
Area
Orlando, FL
Vacancy
45.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$132,520
Cap Rate 7%
$94,657
Cap Rate 9%
$73,622
Alternative Uses
Best Use
Apartment 5plus
$260.8K
$228.2K – $304.3K
NOI $18,259 @ 7.0% cap · market cap 9.61%
Second Best
Hotel Hospitality
$94.7K
$82.8K – $110.4K
NOI $6,626 @ 7.0% cap · market cap 3.49%
Theoretical Best
Office A
$453.9K
$397.2K – $529.5K
NOI $31,772 @ 7.0% cap · market cap 16.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
463
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 - Furnished 3-bedroom, 3-bath condo with balcony and resort amenities including pools, spa, fitness, and shuttle service.
Where is this resort located?
The property is located at 8100 POINCIANA Blvd 2609 Orlando, FL.
What is the asking price?
The asking price for this property is $190,000.
What are key features of this property?
This property features: Year built 2006 condo (Building 2) on the 6th floor with 3 bedrooms and 3 bathrooms; Fully furnished unit with a fully equipped kitchen featuring granite countertops; Private balcony for outdoor relaxing
