Top-Floor Resort
For Sale
$164,900
8100 POINCIANA BOULEVARD #2807, Orlando, FL 32821
Three-bedroom resort residence with a private balcony, full kitchen, and in-unit laundry.
Property Size1,409 SF
Price / SF$117.03
Days on Market16
Property Features for 8100 POINCIANA BOULEVARD #2807
General Information
Standard status
Active
Size
1,409 SF
Property subtype
Condo - Hotel
Units
Unit Mix
1 x 3BR/3BA
Multifamily Units
1
Amenities
heated pools
full-service spa
24-hour fitness center
on-site dining
scheduled shuttle service
Building Details
Year Built
2006
Listing Agency:
LBV CONDO SALE
(407) 432-8903
Listed By:
Rhayza Rosias · License #3094027
(407) 597-0214
Source:
Dennisrealty
Added: Sep 9
Changed: Sep 23
Last Checked: Sep 24 at 8:46AM
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 LBV CONDO SALE
Investment Insights
Based on property information with market context.
This top-floor penthouse at Lake Buena Vista Resort Village & Spa was built in 2006 and includes 3 bedrooms, 3 bathrooms, an open living and dining area, and a fully equipped kitchen with full-size appliances. An in-unit washer and dryer add everyday convenience, while the private balcony faces the Lake Buena Vista Factory Stores and the site of a planned water park.
Resort amenities include heated pools, a full-service spa, a 24-hour fitness center, on-site dining, and scheduled shuttle service to area theme parks. The property is minutes from Walt Disney World Resort, Disney Springs, outlet shopping, and major roadways.
Resort amenities include heated pools, a full-service spa, a 24-hour fitness center, on-site dining, and scheduled shuttle service to area theme parks. The property is minutes from Walt Disney World Resort, Disney Springs, outlet shopping, and major roadways.
Key Highlights
- Top‑floor penthouse with 3 bedrooms and 3 bathrooms
- Private balcony facing Lake Buena Vista Factory Stores and a planned water park
- Open living and dining area with fully equipped kitchen and full‑size 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
$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
4.02%
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 11.07%
Second Best
Hotel Hospitality
$94.7K
$82.8K – $110.4K
NOI $6,626 @ 7.0% cap · market cap 4.02%
Theoretical Best
Office A
$453.9K
$397.2K – $529.5K
NOI $31,772 @ 7.0% cap · market cap 19.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Residential units
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
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Frequently Asked Questions
What type of property is this?
Resort - Three-bedroom resort residence with a private balcony, full kitchen, and in-unit laundry.
Where is this resort located?
The property is located at 8100 POINCIANA BOULEVARD #2807 Orlando, FL.
What is the asking price?
The asking price for this property is $164,900.
What are key features of this property?
This property features: Top‑floor penthouse with 3 bedrooms and 3 bathrooms; Private balcony facing Lake Buena Vista Factory Stores and a planned water park; Open living and dining area with fully equipped kitchen and full‑size appliances
