Illustrative Scenarios
How Orlando Hospitality Deals Pencil Out
Four illustrative walkthroughs showing how different Orlando hospitality investments are structured and underwritten — from a value-add motel to a passive NNN retail lease. These show the shape of each strategy so you can see which fits your capital and goals.
These are illustrative examples, not actual transactions. The scenarios below are hypothetical models built to demonstrate how each strategy works — they are not representations of past client results or guarantees of future performance. Every real deal is underwritten on its own specific financials, condition, and market. Figures are directional and for educational purposes only.
US-192 Motel Conversion
An older 40-room motel on the US-192 corridor, structurally sound but dated and underperforming at 55% occupancy. The play: renovate, reposition, and lift occupancy and rate to capture the Disney-adjacent demand the property is already positioned for.
The Strategy
- →Acquire at a 6.5% cap rate on depressed current income
- →Invest $12K/room ($480K) in cosmetic + systems renovation, phased to keep rooms online
- →Lift occupancy 55% → 75% and nightly rate $65 → $135 over 18 months
- →Stabilize for 2 years, then exit at a compressed cap rate as income is proven
Illustrative Numbers
Takeaway
Value-add motels reward operators who can execute a renovation and lift NOI. The return comes from both the income growth and the cap-rate compression at exit — but execution risk (budget, timeline, lease-up) is real.
Davenport 5-Bedroom Vacation Rental
A 5-bedroom pool home in a Polk County resort community (Davenport), purpose-built and zoned for short-term rental. The play: a turnkey STR capturing Disney and Epic Universe family travelers, at Polk County's lower 12% tax rate.
The Strategy
- →Acquire a furnished or furnish-ready home in an STR-approved resort community
- →Target $235 average nightly rate at a conservative 73% occupancy
- →Use professional management (or self-manage to lift returns 2–3%)
- →Benefit from Polk County's 12% tax and $30–50 licensing — lowest in the metro
Illustrative Numbers
Takeaway
STR returns hinge on occupancy and management. Premium resort communities carry higher HOA/CDD costs that compress cash-on-cash — the best yields often come from mid-tier communities or self-management. Always verify STR zoning and HOA rules first.
Theme Park Corridor NNN Restaurant
A single-tenant restaurant building on a high-traffic theme park corridor (I-Drive / Kirkman), leased to a national casual-dining brand on a long-term triple-net lease. The play: fully passive, lease-backed income with structural tourist traffic — ideal for a 1031 exchange buyer.
The Strategy
- →Acquire a single-tenant NNN building with 12+ years of lease term remaining
- →Collect base rent with zero landlord operating responsibility (tenant pays taxes, insurance, CAM)
- →Benefit from theme park corridor traffic supporting tenant sales and renewal
- →Hold for passive income or use as a 1031 replacement property
Illustrative Numbers
Takeaway
NNN theme park retail is the passive end of hospitality-adjacent investing. Lower cap rates reflect the certainty — national credit tenant, long lease, no management. The main risks are tenant credit and lease expiration, both diligenced up front.
Mid-Scale Brand Hotel
A stabilized, flagged mid-scale hotel (Hampton, Courtyard, or similar) near the Disney/Lake Buena Vista corridor with a clean operating history. The play: institutional-quality passive income with professional management and CMBS-financeable scale.
The Strategy
- →Acquire a stabilized hotel with 2+ years of clean T-12 financials
- →Retain professional management and the existing franchise flag
- →Underwrite DSCR conservatively at 70% occupancy, not the OM assumption
- →Hold for stable cash flow with refinance or institutional-sale exit optionality
Illustrative Numbers
Takeaway
Stabilized brand hotels offer lower but more predictable returns than value-add. The franchise provides management systems and demand; the buyer underwrites tenant-of-record credit (the brand), occupancy durability, and any required PIP. Best for capital seeking stability over upside.
Run the Numbers on Your Own Scenario
Use our free vacation rental calculator to model your own STR deal — or send us a real property and we'll underwrite it with you.
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