$2,395,000
Investment Summary
- Monthly Cash Flow
- -$9,725
- Cap Rate
- 1.3%
- Cash-on-Cash Return
- -21.2%
- Debt Coverage Ratio
- 0.21
- Internal Rate of Return (5 years)
- -16.5%
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
Beyond a stately gated entry, a tree-lined drive winds to this expansive three-acre estate in the heart of Milton. Moments from downtown Alpharetta, Crabapple, award-winning Cambridge High School and nearby private schools, the property offers privacy with proximity to the area’s most sought-after amenities. A manicured island anchors the circular motor court, setting the tone for the welcoming covered front porch. Painted brick, stacked stone and warm wood accents create a timeless exterior that flows seamlessly to the inviting interior. Double doors open into a gracious foyer flanked by a fireside office with custom built-ins and a cathedral ceiling on one side, and a formal dining room with an adjoining butler’s pantry on the other. Fresh paint throughout and new wide-plank white oak floors extend throughout the main level and make the home feel bright and open. Truly magazine-worthy, the renovated kitchen features floor-to-ceiling cabinetry, a counter-to-ceiling tile backsplash, an oversized island with seating, stone countertops, a prep sink, and professional-grade stainless steel appliances, including a gas range with a pot filler. A casual dining area provides access to the covered porch, while a fireside keeping room with a soaring cathedral ceiling showcases expansive windows framing views of the private backyard. A newly added scullery, an all-new half bathroom and a large laundry room with abundant storage, a utility sink, generous counter space and a side-entry door complete this wing of the home. Relax and unwind in the main-level primary suite, where a deep tray ceiling crowns a sun-drenched fireside sitting area. The updated marble-detailed bathroom impresses with dual vanities, a water closet, a soaking tub, and a seamless glass shower. From here, the en suite bathroom connects to an oversized walk-in closet with custom floor-to-ceiling built-ins and the convenience of in-closet washer and dryer hookups. The terrace level begins with a light-filled family room, complete with doors that open directly to the pool. From there, the space flows into a generous recreation room with access to an impressive wine cellar. Three secondary bedrooms feature new carpet and elegant oversized crown molding; two enjoy convenient access to a shared hallway with a morning bar and the cedar sauna, while the third en suite offers a more private retreat. A spacious gym, designed with a roll-up garage door, also opens seamlessly to the pool deck, creating the ultimate indoor-outdoor lifestyle. This home’s outdoor living area is equally impressive. From the lower-level covered patio, venture out to the refreshing pool with a tanning ledge, water feature and expansive pool deck. A separate one-bedroom, one-bathroom pool house with a full kitchen offers a perfect space for entertaining or hosting overnight guests. Enjoy the outdoors as the surrounding grounds feature nature trails, a scenic creek and professionally designed gardens. Additional recent upgrades include fresh interior paint, new light fixtures, updated fireplace surrounds, and an outdoor storage shed. Located in Milton’s Shadowood Farms, this gated estate is in the Cogburn Elementary, Hopewell Middle and Cambridge High School districts and offers proximity to Bell Memorial Park, Downtown Milton, Downtown Alpharetta, Avalon and GA-400. Welcome home!
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Location
Property Details
Parking
- Description: Attached, Garage, Garage Faces Side, Kitchen Level
- Details: Attached, Garage, Garage Faces Side, Kitchen Level
- Garage Spaces: 3
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 4
Bathroom Information
- # of Baths (Full): 3
- # of Baths (Partial): 2
- # of Baths (Total): 5.0
Interior Features
- # of Stories: 1
- Basement: Yes
- Basement Description: Finished, Full
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Rock, Stone
- Foundation: Concrete Perimeter
- Roof Material: Composition
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Duplex
Lot Information
- Parcel ID: 22522006810177
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Traditional
- Year Built: 2003
Tax Information
- Annual Tax: $5,920
Utilities
- Water & Sewer: Public
- Heating: Natural Gas
- Cooling: Ceiling Fan(s), Central Air, Zoned
Location
- County: Fulton
Listing Details
Investment Summary
- Monthly Cash Flow
- -$9,725
- Cap Rate
- 1.3%
- Cash-on-Cash Return
- -21.2%
- Debt Coverage Ratio
- 0.21
- Internal Rate of Return (5 years)
- -16.5%
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:
| $2,395,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,916,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $479,000 |
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:
| $71,850 |
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:
| $550,850 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 6,296 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $380 |
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:
| $0.70 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,916,000 |
|---|---|
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:
| $12,268 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $493 |
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:
| $308 |
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:
| $13,069 |
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:
| $4,400 | $52,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$264 | -$3,168 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $4,136 | $49,632 |
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. | 11% | -$493 | -$5,920 |
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% | -$308 | -$3,696 |
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% | -$352 | -$4,224 |
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% | -$220 | -$2,640 |
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% | -$220 | -$2,640 |
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 | 36% | -$1,593 | -$19,120 |
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:
| $2,543 | $30,516 |
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. | -$12,268 | -$147,216 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $9,725 | $116,700 |