$3,100,000
Investment Summary
- Monthly Cash Flow
- -$12,347
- Cap Rate
- 1.4%
- Cash-on-Cash Return
- -20.8%
- Debt Coverage Ratio
- 0.22
- Internal Rate of Return (5 years)
- -16.1%
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
Spectacular 11,500+ SQFT Cape Cod-inspired estate on 4.5 manicured acres, just 3 miles from Downtown Milton's Crabapple District, featuring 8 ensuite bedrooms, elevator access to all three levels, and a thoughtfully designed layout ideal for both grand entertaining and everyday living. Inside, you'll find a true Chef's kitchen featuring custom cabinetry, granite countertops, a large island, and upgraded appliances-including a newly updated dishwasher, garbage disposal, and ice maker (2025). The kitchen opens to an expansive vaulted keeping room with a fireplace, stunning custom woodwork, and a casual dining area. The main level also includes a traditional study, formal dining room, large great room, oversized mud/laundry room, and a spacious owner's suite with fireplace, private sunroom, large walk-in closet, and a spa-like bathroom complete with a jacuzzi soaking tub, dual vanities, and a luxurious shower. A well-planned 2-bedroom apartment with a full kitchen and living area is located above the oversized 4-car garages, which also includes built-in storage closets-perfect for guests, extended family, or staff accommodations. The finished terrace level is ideal for entertaining, offering a full kitchen with its own newly installed ice maker (2025), a large recreation area, climate-controlled wine cellar, gym, 16-seat home theater, and two additional bedrooms. Recently painted inside and out, this home also features oak hardwoods on the main level, 12'+ ceilings on main and terrace, exquisite 5-piece crown molding, and rich architectural detail throughout. Seven gas fireplaces add warmth and ambiance across the home. Functional upgrades include a new whole-home 30-KW generator (2023), Leaf Filter guards installed in April 2025 at key roofline sections, and all seven HVAC systems replaced within the past two to five years-ensuring comfort and peace of mind for years to come. The outdoor living spaces are equally impressive with two large covered back porches, a screened porch with fireplace, and two separate outdoor seating areas with fire pit and grill. The beautifully landscaped and fully irrigated grounds include level sodded land, a fenced pasture, and a detached carriage house (with garage door previously used for a boat)-offering excellent potential for a hobby or small-scale horse farm. Perfectly positioned just 3 miles from Milton's Crabapple District, just 5 miles to Downtown Alpharetta and Avalon, and an easy 23 mile commute to Buckhead Atlanta. Zoned for the highly sought-after Cambridge High School district. - this one-of-a-kind property delivers it all.
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Location
Property Details
Parking
- Description: Attached, Garage, Garage Door Opener
- Details: Attached, Garage, Garage Door Opener
- Garage Spaces: 0
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 8
Bathroom Information
- # of Baths (Full): 9
- # of Baths (Partial): 2
- # of Baths (Total): 0.0
Interior Features
- # of Rooms: 14
- # of Stories: 3
- Basement: Yes
- Basement Description: Exterior Entry, Finished, Full
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Wood
- Foundation: Block
- Roof Material: Composition
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 22460108400011
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Cape Cod, Craftsman, Traditional
- Year Built: 2008
Tax Information
- Annual Tax: $16,388
Utilities
- Water & Sewer: Private, Well
- Heating: Natural Gas, Zoned
- Cooling: Central Air, Whole House Fan, Zoned
Location
- County: Fulton
Investment Summary
- Monthly Cash Flow
- -$12,347
- Cap Rate
- 1.4%
- Cash-on-Cash Return
- -20.8%
- Debt Coverage Ratio
- 0.22
- Internal Rate of Return (5 years)
- -16.1%
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:
| $3,100,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$2,480,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $620,000 |
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:
| $93,000 |
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:
| $713,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 11,801 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $263 |
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:
| $0.60 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $2,480,000 |
|---|---|
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:
| 6.625% |
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:
| $15,880 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $1,366 |
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:
| $497 |
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:
| $17,743 |
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:
| $7,100 | $85,200 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$426 | -$5,112 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $6,674 | $80,088 |
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. | 19% | -$1,366 | -$16,388 |
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% | -$497 | -$5,964 |
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% | -$568 | -$6,816 |
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% | -$355 | -$4,260 |
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% | -$355 | -$4,260 |
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 | 44% | -$3,141 | -$37,688 |
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:
| $3,533 | $42,396 |
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. | -$15,880 | -$190,560 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $12,347 | $148,164 |