Top-Floor Furnished
For Sale
$179,500
8112 POINCIANA BOULEVARD #1802, Orlando, FL 32821
Top-floor 3-bedroom, 2-bath furnished condo with a private balcony and in-unit washer and dryer.
Property Size1,231 SF
Price / SF$145.82
Days on Market52
Property Features for 8112 POINCIANA BOULEVARD #1802
General Information
Standard status
Active
Size
1,231 SF
Property subtype
Condo - Hotel
Amenities
0.03 acres
Shingle
Public Sewer
Additional parcels description:, Parcel Number: 35-24-28-4356-01-802, Public Survey Range: 28, Public Survey Section: 35, Annual Amount: $2,761, Tax Block: 1, Tax Book Number: 1, Legal Description: LAKE BUENA VISTA RESORT VILLAGE 1 CONDOMINIUM PHASE 1 8403/3240 UNIT 1802 BLDG 1, Lot: 802, Year: 2025, Zoning: P-D
Ceramic Tile, Hardwood
Central Air
Central
Laundry Closet
Listing ID: MFRO6425892, Standard Status: Active, MLS Status: Active, Property Subtype: Condo - Hotel, On market as of 2026-07-18, Special Conditions: None
3 total bedrooms
Built in 2005, Living area: 1231, Living area units: Square Feet, Building faces East, 8 stories, Levels: Three Or More, Construction Materials: Stucco
Subdivision: LAKE BUENA VISTA RESORT, MLS Area (Major): 32821 - Orlando/International Drive, County/Parish: Orange
2 total bathrooms, 2 full bathrooms
Association Recreation - Owned, Deed Restrictions, Fitness Center, Pool, Restaurant
Cable Connected, Electricity Connected, Sewer Connected, Water Connected
Block
Allowed: No
Road Surface: Asphalt
Balcony, Private Entrance, Sidewalk, Sliding Doors
Ceiling Fans(s), Kitchen/Family Room Combo, Living Room/Dining Room Combo, Open Floorplan, Primary Bedroom Main Floor, Solid Surface Counters, Solid Wood Cabinets, Split Bedroom, Thermostat, Walk-In Closet(s)
Dishwasher, Disposal, Dryer, Electric Water Heater, Exhaust Fan, Freezer, Microwave, Range, Washer, Other equipment: Private Entrance
Association Fee: $820.28, Fee Frequency: Monthly
Building Details
Year Built
2005
Listing Agency:
TOP TIER RESORT REALTY
(407) 375-4566
Listed By:
Kevin Brady · License #3293290
(407) 717-6008
Source:
Miharaandassociates
Added: Jul 18
Changed: Sep 6
Last Checked: Sep 6 at 8:06AM
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 TOP TIER RESORT REALTY
Investment Insights
Based on property information with market context.
This top-floor, fully furnished 3-bedroom, 2-bath condominium offers an open-concept living and dining area that opens to a private balcony. The home includes a fully equipped kitchen with granite countertops, ample cabinetry, and full-size appliances, plus a primary suite with a spa-inspired ensuite featuring a soaking tub, separate walk-in shower, and dual vanity. A second full bathroom and in-unit washer and dryer add everyday convenience.
The condo is located within Lake Buena Vista Resort Village & Spa, a resort community described as minutes from Walt Disney World®, Disney Springs, Universal Orlando, and SeaWorld. The property is adjacent to Orlando Vineland Premium Outlets and is noted as a short drive from Orlando International Airport.
Guests and owners have access to a resort amenity package that includes a lagoon-style pool with a waterslide, hot tubs, a full-service spa, fitness center, on-site dining, convenience store, game room, playground, and a 24-hour front desk.
The condo is located within Lake Buena Vista Resort Village & Spa, a resort community described as minutes from Walt Disney World®, Disney Springs, Universal Orlando, and SeaWorld. The property is adjacent to Orlando Vineland Premium Outlets and is noted as a short drive from Orlando International Airport.
Guests and owners have access to a resort amenity package that includes a lagoon-style pool with a waterslide, hot tubs, a full-service spa, fitness center, on-site dining, convenience store, game room, playground, and a 24-hour front desk.
Key Highlights
- Top‑floor 3‑bedroom, 2‑bath condo in Lake Buena Vista Resort Village & Spa, built in 2005
- Over 1,400 SF of living space with an open‑concept layout and a private balcony off the living/dining area
- Fully furnished with a fully equipped kitchen featuring granite countertops 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
$15,953
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
8.89%
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%
$319,060
$319.1K
Cap Rate 7%
$227,900
$227.9K
Cap Rate 9%
$177,256
$177.3K
Market Conditions
NOI Build-Up for 1,231 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
$31.0K $25.20/SF
− Vacancy
−$2.0K −$1.64/SF
EGI
$29.0K $23.56/SF
− OpEx
−$13.1K −$10.60/SF
NOI
$16.0K $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%
$319,060
Cap Rate 7%
$227,900
Cap Rate 9%
$177,256
Alternative Uses
Best Use
Apartment 5plus
$227.9K
$199.4K – $265.9K
NOI $15,953 @ 7.0% cap · market cap 8.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$396.5K
$347.0K – $462.6K
NOI $27,758 @ 7.0% cap · market cap 15.46%
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?
Short term rental property - Top-floor 3-bedroom, 2-bath furnished condo with a private balcony and in-unit washer and dryer.
Where is this short term rental property located?
The property is located at 8112 POINCIANA BOULEVARD #1802 Orlando, FL.
What is the asking price?
The asking price for this property is $179,500.
What are key features of this property?
This property features: Top‑floor 3‑bedroom, 2‑bath condo in Lake Buena Vista Resort Village & Spa, built in 2005; Over 1,400 SF of living space with an open‑concept layout and a private balcony off the living/dining area; Fully furnished with a fully equipped kitchen featuring granite countertops and full‑size appliances
