$11,500,000
Investment Summary
- Monthly Cash Flow
- -$58,006
- Cap Rate
- 0.1%
- Cash-on-Cash Return
- -26.3%
- Debt Coverage Ratio
- 0.02
- 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 "Tre Sorelle," a home of splendor and architectural authenticity, a true Tuscan farmhouse nestled in the premier waterfront community of Tierra Verde. From the early stages of its conception, which involved trips to Tuscany to research design and source materials, to the meticulous level of construction, every detail was given exceptional attention. This magnificent masterpiece provides seclusion and privacy, breathtaking beauty and luxurious quality that leaves a lasting impression. From the massive spread footings, concrete block structure (8" x 8" x 16" blocks) from foundation to roof line, and the first-floor living area situated at 13 feet above sea level, this home was constructed to withstand the tests of Mother Nature. In addition to the concrete block outer shell of the home, the entire exterior wall features a 10-to-12-inch layer of limestone quarried in the Province of Barletta-Andria-Trani and container shipped from Italy. The exterior walls are 18-to-20 inches thick in total, which is extraordinary, but perfect for Florida weather and lifestyle. The roof is a Ludowici Italian authentic cap and pan terra cotta roof tile with a 75-year warranty and the hurricane-impact windows and doors are a combination of Tischler und Sohn (U.S.A.) and Hope's Windows, the world's pre-eminent manufacturers of custom windows and doors. Encompassing over 12,000 square feet of luxury living, the home has seven bedrooms, eight full baths, three half baths, library, two offices, elevator, gym, and four-plus-car garage. Features of this home include soaring ceilings, impressive Douglas fir beam and plank work, solid mahogany doors throughout, and, extending from the lower-level entrance to the top floor, a beautiful cool honey-colored, pink veined Corton limestone spiral staircase, a stone steeped in French history emanating from the Burgundy region. The main level comprises an open floor plan with living room and gourmet kitchen, casual dining, formal dining room, two offices and a guest suite. The upper level features six en-suite bedrooms and a sun-filled library. The lower level has additional storage rooms, and gym. A tranquil oasis awaits outside, complete with expansive, covered lounging and dining areas, a fire pit surrounded by a moat and a salt-generating chlorine pool heated by a geothermal system, utilizing energy efficiency. Ideally located close to the thriving downtown of St. Petersburg and the Gulf beaches, less than 30 minutes to Tampa International Airport and yet perfect for those who are seeking peace and serenity.
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Location
Property Details
Parking
- Description: Driveway, Garage Door Opener, Golf Cart Parking, Ground Level, Guest, Off Street, Oversized, Workshop in Garage
- Details: Driveway, Garage Door Opener, Guest, Off Street, Oversized, Workshop in Garage, Attached
- Garage Spaces: 3
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 7
Bathroom Information
- # of Baths (Full): 8
- # of Baths (Partial): 3
- # of Baths (Total): 11.0
Interior Features
- # of Rooms: 3
- # of Stories: 3
Exterior Features
- Exterior Walls Materials: Masonry
- Foundation: Slab
- Roof Type: Gable
- Roof Material: Tile
- Pool: Yes
HOA
- Has HOA: Yes
- Association: Tierra Verde Community Association/Kelli Mathers
- HOA Fee: $2,095/annually
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 303216909100030240
- Lot Size: 42083 sqft
Property Information
- Property Type: Single Family Residence
- Style: Custom
- Year Built: 2001
Tax Information
- Annual Tax: $68,205
Utilities
- Water & Sewer: Public
- Heating: Other
- Cooling: Other
Location
- County: Pinellas
Listing Details
Investment Summary
- Monthly Cash Flow
- -$58,006
- Cap Rate
- 0.1%
- Cash-on-Cash Return
- -26.3%
- Debt Coverage Ratio
- 0.02
- 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:
| $11,500,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$9,200,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $2,300,000 |
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:
| $345,000 |
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:
| $2,645,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 12,046 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $955 |
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:
| $0.81 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $9,200,000 |
|---|---|
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:
| $58,909 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $5,684 |
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:
| $686 |
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:
| $65,279 |
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:
| $9,800 | $117,600 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$588 | -$7,056 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $9,212 | $110,544 |
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. | 58% | -$5,684 | -$68,205 |
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% | -$686 | -$8,232 |
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% | -$784 | -$9,408 |
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% | -$490 | -$5,880 |
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% | -$490 | -$5,880 |
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. | 2% | -$175 | -$2,100 |
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 | 85% | -$8,309 | -$99,705 |
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:
| $903 | $10,836 |
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. | -$58,909 | -$706,908 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | -$58,006 | -$696,072 |