$3,200,000
Investment Summary
- Monthly Cash Flow
- -$13,836
- Cap Rate
- 0.9%
- Cash-on-Cash Return
- -22.6%
- Debt Coverage Ratio
- 0.14
- Internal Rate of Return (5 years)
- -17.8%
Cash Flow
Net Operating Income (NOI) minus mortgage payments.
Calculation:
NOI - Mortgage Payments
Cap Rate (Market Value)
Capitalization Rate is a rate of return that compares the yearly Net Operating Income (NOI) to the market value.
Calculation:
NOI / Market Value
Cash-on-Cash Return (CoC)
Annual Cash Flow / Cash Invested
Calculation:
Annual cash flow divided by initial cash invested.
Debt Coverage Ratio (DCR)
Net Operating Income (NOI) divided by total debt payments.
Calculation:
NOI / Total Debt Payments
Internal Rate of Return (IRR)
A metric for assessing profitability over time. IRR is the discount rate at which the net present value (NPV) of all future cash flows (positive and negative) from an investment equals zero — including both periodic cash flow (such as rent) and a projected sale at the end of the holding period. It represents the expected annualized return, accounting for income, expenses, and the recovery of capital through a future sale.
Property Description
Welcome to 115 Weeks Drive. This is a builder's own custom home. This secluded estate is a beautiful, private retreat to unwind, relax, write a novel, and entertain until your heart's content. Pulling up to this palatial home, you feel swept up by the natural setting of the lawn, specimen trees, and plantings. What seems like a 3-car garage is actually a surprising 5-car garage with room for a couple of lifts for the car enthusiast. This home encompasses a traditional feel with a modern look with character and beauty. The entry foyer is a 2-story entrance with white oak hardwood floors, a sweeping staircase, and a chandelier. Then you enter the heart of the home - the kitchen. Custom cabinetry and 10 10-foot center island with marble counters with a leather finish steal the show. The high-end appliances are a given in this palatial home. The 6-burner Wolf stove with grill, Wolf double ovens, Sub-Zero refrigerator, Sub-Zero Freezer and microwave. There is a separate wet bar/coffee serving station with a wine refrigerator and ice maker. Let's not forget the pantry! The formal dining room features trayed ceilings with up-lighting and a wall of decorative millwork, as well as a gorgeous window. The guest bedroom/office also features a wall of decorative millwork and a gorgeous window, both overlooking the front yard. The full bath is conveniently located in this room for guests. The family room is the real show stopper! With soaring ceilings, custom millwork on the ceiling and walls, the fireplace, and the grand windows, the room really has that WOW! factor. Then you can slip through the sliding glass doors onto the covered patio and sit by the wood-burning fireplace overlooking the yard. An entertainer's dream room. The primary bedroom features a private terrace overlooking the pool. The ensuite bathroom has all of the bells and whistles for that spa day feeling. Of course there are radiant heated floors in the bathroom! All of the bedrooms have private ensuite bathrooms with radiant heated floors. The laundry, mud room, and half bath are right off the garage with beautiful brick tile and built-ins for coats and shoes. The basement is around 1500 square feet with an outside entrance. For the car lover, this home has a 5-car garage. There are 3 garage doors, and two can be tandem. The ceilings are high enough to add a few lifts, and there are French doors leading to the yard for easy storage. This is a workman's garage! Professionally landscaped with specimen trees, flowers, and sod, the backyard is a paradise. The new pool is heated and saltwater. The land is flat and sprawling with lawn. There is room for a pickleball/tennis or sports court. The summer isn't over yet! You can enjoy the rest of the summer here! New cesspool, Propane heat with 3 zones, Taxes will be reassessed.
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Location
Property Details
Parking
- Description: Private, Attached, 2 Car Attached, Driveway
- Details: Attached, Driveway, Garage, Garage Door Opener, Storage, Tandem
- Garage Spaces: 5
- Spaces Total: 10
Bedroom Information
- # of Bedrooms: 5
Bathroom Information
- # of Baths (Full): 5
- # of Baths (Total): 6.0
Interior Features
- # of Rooms: 9
- Basement: Yes
- Basement Description: Partial, Unfinished, Walk-Out Access
- Fireplace: Yes
Exterior Features
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 0400278.0001.00021.000
- Lot Size: 43560 sqft
Property Information
- Property Type: Single Family Residence
- Style: Colonial
- Year Built: 2025
Tax Information
- Annual Tax: $17,393
Utilities
- Water & Sewer: Public
- Heating: ENERGY STAR Qualified Equipment, Forced Air, Propane, Radiant, Radiant Floor
- Cooling: Central Air
Location
- County: Suffolk
Listing Details
Investment Summary
- Monthly Cash Flow
- -$13,836
- Cap Rate
- 0.9%
- Cash-on-Cash Return
- -22.6%
- Debt Coverage Ratio
- 0.14
- Internal Rate of Return (5 years)
- -17.8%
Cash Flow
Net Operating Income (NOI) minus mortgage payments.
Calculation:
NOI - Mortgage Payments
Cap Rate (Market Value)
Capitalization Rate is a rate of return that compares the yearly Net Operating Income (NOI) to the market value.
Calculation:
NOI / Market Value
Cash-on-Cash Return (CoC)
Annual Cash Flow / Cash Invested
Calculation:
Annual cash flow divided by initial cash invested.
Debt Coverage Ratio (DCR)
Net Operating Income (NOI) divided by total debt payments.
Calculation:
NOI / Total Debt Payments
Internal Rate of Return (IRR)
A metric for assessing profitability over time. IRR is the discount rate at which the net present value (NPV) of all future cash flows (positive and negative) from an investment equals zero — including both periodic cash flow (such as rent) and a projected sale at the end of the holding period. It represents the expected annualized return, accounting for income, expenses, and the recovery of capital through a future sale.
Purchase Details
Purchase PriceThe price paid for the property. Purchase price:
| $3,200,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$2,560,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $640,000 |
Closing CostsFees and expenses associated with purchasing a property, typically ranging from 2% to 5% of the home’s purchase price, paid at the end of a home purchase to cover services like lending, title transfer, and taxes. Closing costs:
| $96,000 |
Rehab CostsCosts incurred to repair or improve the property, including: roof, flooring, exterior siding, kitchen, exterior paint, bathrooms, etc. Rehab costs:
| $0 |
Initial Cash InvestedThe total initial cash invested in the property. Calculation:Down payment + Buying costs + Rehab costs Initial cash invested:
| $736,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 5,000 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $640 |
Monthly Rent Per Square FootMonthly rent divided by the number of square feet. This ratio helps investors compare rental income efficiency across properties, markets, and unit sizes Calculation:Monthly Rent / Square Feet Monthly rent per square foot:
| $1.10 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $2,560,000 |
|---|---|
Loan to Value Ratio (LTV)Loan amount divided by the market value of the property. Calculation:Loan Amount / Market Value
Loan to value ratio:
| 80.0% |
Loan TypeThe type of loan (e.g., fixed, adjustable).
Loan type:
| Amortizing |
TermThe loan repayment period in years.
Term:
| 30 years |
Interest RateThe percentage a lender charges on the borrowed amount of a loan, determining the cost of borrowing money.
Interest rate:
| 6.500% |
Principal & Interest (PI)The principal is the portion of the loan payment that reduces the loan balance. The interest is the lender's charge for borrowing money. Calculation:(P * r * (1 + r) ** n) / ((1 + r) ** n - 1) Where:
P = Loan amount (principal)
Principal & interest:
| $16,181 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $1,450 |
InsuranceThe costs for insurance coverage to protect against financial losses due to risks like fire, natural disasters, theft, liability, or tenant-related damages. Calculation:Assumes 7% of gross rental income, unless insurance rates are specified.
Insurance:
| $385 |
Private Mortgage Insurance (PMI)A fee that borrowers pay when they take out a conventional loan with a loan-to-value (LTV) ratio above 80%.
Private mortgage insurance (PMI):
| $0 |
Monthly PaymentThe fixed amount a borrower pays each month to repay a loan. It typically includes principal and interest (P&I) and may also cover property taxes, insurance, HOA fees, and PMI if escrowed. Monthly payment:
| $18,016 |
Operating Income
| % Rent | Monthly | Yearly | |
|---|---|---|---|
Gross RentThe total rental income received from tenants before deducting any expenses. Includes base rent, late fees, pet fees, parking fees, and other recurring charges.
Gross rent:
| $5,500 | $66,000 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$330 | -$3,960 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $5,170 | $62,040 |
Operating Expenses
| % Rent | Monthly | Yearly | |
|---|---|---|---|
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services. | 26% | -$1,450 | -$17,394 |
InsuranceThe costs for insurance coverage to protect against financial losses due to risks like fire, natural disasters, theft, liability, or tenant-related damages. Calculation:Assumes 7% of gross rental income, unless insurance rates are specified. | 7% | -$385 | -$4,620 |
Property ManagementThe costs associated with hiring a property manager to handle the day-to-day operations of a rental property. Includes management fees, leasing fes, eviction fees, etc. Calculation:Assumes 8% of gross rental income. | 8% | -$440 | -$5,280 |
Repairs & MaintenanceOngoing costs for routine upkeep and minor fixes needed to keep a property in good working condition. Calculation:Assumes 5% of gross rental income. Varies by property age and condition. | 5% | -$275 | -$3,300 |
Capital ExpensesLarge, infrequent costs for major improvements or replacements, like a new roof, HVAC system, or appliances. Calculation:Assumes 5% of gross rental income. Varies by property age. | 5% | -$275 | -$3,300 |
HOA FeesRegular dues paid to a Homeowners Association for community maintenance, amenities, and management. Similar fees include: Condo Association Fees, Co-op Maintenance Fees, etc. | n/a | n/a | n/a |
Operating ExpensesRecurring costs required to maintain and manage a rental property, including property taxes, insurance, maintenance, repairs, utilities (if paid by the owner), property management fees, and other day-to-day expenses. Calculation:Insurance + Property Taxes + Property Management + Repairs & Maintenance + Capital Expenditures + HOA Fees | 51% | -$2,825 | -$33,894 |
Cash Flow
| Monthly | Yearly | |
|---|---|---|
Net Operating Income (NOI)The income generated from a property after deducting all operating expenses but before deducting mortgage payments, taxes, and capital expenditures. Calculation:Gross Operating Income - Operating Expenses
Net operating income:
| $2,345 | $28,140 |
Mortgage PaymentThe fixed amount a borrower pays each month to repay a loan. It typically includes principal and interest (P&I) and may also cover property taxes, insurance, HOA fees, and PMI if escrowed. | -$16,181 | -$194,172 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | -$13,836 | -$166,032 |