$6,999,999
Investment Summary
- Monthly Cash Flow
- -$35,409
- Cap Rate
- 0.1%
- Cash-on-Cash Return
- -26.4%
- Debt Coverage Ratio
- 0.01
- Internal Rate of Return (5 years)
- -21.4%
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 Heaven on Earth — A Private Family Ranch Compound in North Lakeland. Tucked away on over 100 acres of improved pasture, scattered cypress heads, and multiple ponds this extraordinary family compound offers a rare blend of rustic luxury, multi-generational living, and serene Florida countryside. Abundant with wildlife including deer, turkey, and cows, this one-of-a-kind estate is the perfect setting for those seeking space, privacy, and endless possibilities. The Main House 11657 Moore Rd. (2023): Reminiscent of a traditional Barndominium, the main residence is a custom-built masterpiece with nearly 12,000 sq ft under roof (approx. 7,000 sq ft of living space). Constructed with block and poured concrete, metal siding, and designed for longevity, comfort, and function — this home is both ADA-compliant and visually striking. Inside, soaring ceilings with exposed wooden beams, an expansive open-concept kitchen with high-end stainless appliances, and a massive walk-in pantry make everyday living and entertaining effortless. The large island is ideal for hosting those large gatherings or simply serving your Sunday morning breakfast. The home features 5 bedrooms and 4 bathrooms, including dual primary suites connected by a luxurious Jack-and-Jill bathroom with a soaking tub and oversized shower. Two additional guest suites have private en-suite baths. A spacious mudroom and bonus utility room for storage, workspace, or pet accommodations. The true star of the show is the stone wood burning fireplace located centrally in the grand sized family room. A detached 588 sq ft bonus room (ideal for a game room, gym, or office) connects via covered breezeway and oversized carport, perfect for ATVs or full-size vehicles. Outside is an entertainers dream, enjoy a resort-style screened heated pool and spa with beach entry, fountains and amazing light features. The details in the expansive wrap around porch are simply amazing. From stamped concrete to tongue-and-groove ceilings, stone work and beautiful beams it truly is breathtaking. For added comfort this home does feature a full-property industrial-grade generator capable of powering the home for up to two weeks. 2nd Home 11651 Moore Rd. (2019): Privately set along the asphalt drive, this custom-built 3 bedroom, 2.5 bathroom farmhouse-style residence offers nearly 3,000 sq ft of living space. Designed with both comfort and style in mind, it boasts an entertainer’s kitchen with granite countertops and a large central island, a generous den/playroom, and pool-access half bath. Outdoors features a sparkling pool and spa with travertine decking and fenced yard. Metal roof and large carport complete this charming yet modern home. Additional Living Spaces & Structures: Free-Standing Two-Story Apartment: Loft-style barndominium with 1 bedroom, 1 full bath, full kitchen, washer/dryer, upstairs loft, open carport, and screened lanai. Workshop #1: Enclosed space with side attached open pole barn — perfect for storing farm equipment. Workshop #2 with Luxury Apartment attached: Large shop with pole barn area and a brand new luxury two-story apartment with 1 bedroom, 1 bath, full kitchen, and loft. This estate is zoned agricultural with potential for additional dwellings under the ag exemption. Whether you’re looking for a working ranch, multi-generational homestead, or event-friendly destination, this property is a true legacy compound. Parcel 24-26-21-000000-031010 included in listing price.
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Location
Property Details
Parking
- Details: Boat
- Garage Spaces: 12
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 6
Bathroom Information
- # of Baths (Full): 5
- # of Baths (Total): 5.0
Interior Features
- # of Rooms: 11
- # of Stories: 1
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Foundation: Slab
- Roof Type: Gable
- Roof Material: Metal
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 242621000000034020
- Lot Size: 4530240 sqft
Property Information
- Property Type: Single Family Residence
- Style: Other
- Year Built: 2023
Tax Information
- Annual Tax: $23,606
Utilities
- Water & Sewer: Private, Well
- Heating: Central
- Cooling: Central Air
Location
- County: Polk
Listing Details
Investment Summary
- Monthly Cash Flow
- -$35,409
- Cap Rate
- 0.1%
- Cash-on-Cash Return
- -26.4%
- Debt Coverage Ratio
- 0.01
- Internal Rate of Return (5 years)
- -21.4%
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:
| $6,999,999 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$5,599,999 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $1,400,000 |
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:
| $210,000 |
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:
| $1,610,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 6,972 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $1,004 |
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:
| $0.50 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $5,599,999 |
|---|---|
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:
| 6.625% |
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:
| $35,857 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $1,967 |
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:
| $245 |
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:
| $38,069 |
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:
| $3,500 | $42,000 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$210 | -$2,520 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $3,290 | $39,480 |
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. | 56% | -$1,967 | -$23,606 |
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% | -$245 | -$2,940 |
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% | -$280 | -$3,360 |
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% | -$175 | -$2,100 |
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% | -$175 | -$2,100 |
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 | 81% | -$2,842 | -$34,106 |
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:
| $448 | $5,376 |
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. | -$35,857 | -$430,284 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $35,409 | $424,908 |