$11,950,000
Investment Summary
- Monthly Cash Flow
- -$64,509
- Cap Rate
- -0.3%
- Cash-on-Cash Return
- -28.2%
- Debt Coverage Ratio
- -0.05
- Internal Rate of Return (5 years)
- -23.1%
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
Behind private gates along the shores of Lake Maitland, this elegant Mizner-style Mediterranean estate offers an extraordinary opportunity to own a timeless lakefront masterpiece on the Winter Park Chain of Lakes. Encompassing approximately two acres of meticulously manicured grounds framed by soaring palms and mature live oaks, this exceptional property blends classic architecture with state-of-the-art amenities and modern luxury. Originally built with uncompromising craftsmanship and fully renovated in recent years, the home’s interiors, designed by Ted Maines, exude sophistication, featuring curated high-end finishes, custom built-ins, and designer lighting throughout. The main house offers 6,634 square feet while the detached media room has 676 square feet, and the second-floor guest apartment above the media room has 864 square feet. The main residence includes four spacious bedrooms, each with en-suite baths and walk-in closets, as well as a stately office/library and a stunning grand Mizner trademark living room with a soaring 24-foot wood-beamed ceiling. This additional entertaining area is flanked by two walls of arched French doors, one offering breathtaking views of Lake Maitland and the other opening to a tranquil courtyard, creating a seamless connection to the home’s beautifully designed outdoor spaces. A dramatic formal dining room showcases a curved wall of windows that frame spectacular lake vistas, while the chef’s kitchen is equipped with commercial-grade appliances and opens to a gracious gathering room ideal for everyday living and casual entertaining. Upstairs, the luxurious primary suite serves as a private retreat with its fireplace, a spacious custom dressing room, a spa bath with soaking tub and steam shower, and access to a rooftop terrace with glass railings and panoramic lake views. A separate structure on the property includes a state-of-the-art theater/listening room and a fully appointed one-bedroom guest apartment above, complete with a kitchen and living area. Outdoor living is equally impressive, with a covered lanai and summer kitchen off the family room, an expansive open-air terrace extending from the great room and a resort-style travertine pool deck surrounded by lush landscaping. A newer Trex walking path leads to the covered boat dock with lift, complete with a jet ski lift, conditioned storage room and direct access to the Winter Park Chain of Lakes. Additional features include four EV chargers, a Lutron smart lighting system, a 12-camera security surveillance system with HomeKit integration, high-speed fiber internet from three providers, and a 500-gallon water reserve supporting the fire sprinkler system in the main house. A circular paver driveway, with automated gate entry and a generous motor court completes the approach. In one of Maitland/Winter Park's desirable lakefront enclaves, this private estate offers unmatched serenity and convenience just minutes from Park Avenue’s renowned shops and restaurants, area hospitals, major roadways, and both the executive and international airports. See MLS attachments for a list of additional enhancements to the property by owner.
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Location
Property Details
Parking
- Description: Bath In Garage, Circular Driveway
- Garage Spaces: 2
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 5
Bathroom Information
- # of Baths (Full): 5
- # of Baths (Partial): 4
- # of Baths (Total): 8.0
Interior Features
- # of Rooms: 13
- # of Stories: 2
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Foundation: Slab
- Roof Type: Gable or Hip
- Roof Material: Tile
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 302130002000061
- Lot Size: 81156 sqft
Property Information
- Property Type: Single Family Residence
- Style: Mediterranean
- Year Built: 1991
Tax Information
- Annual Tax: $80,942
Utilities
- Water & Sewer: Public
- Heating: Central, Zoned
- Cooling: Central Air, Zoned
Location
- County: Orange
Listing Details
Investment Summary
- Monthly Cash Flow
- -$64,509
- Cap Rate
- -0.3%
- Cash-on-Cash Return
- -28.2%
- Debt Coverage Ratio
- -0.05
- Internal Rate of Return (5 years)
- -23.1%
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:
| $11,950,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$9,560,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $2,390,000 |
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:
| $358,500 |
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:
| $2,748,500 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 8,174 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $1,462 |
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:
| $0.61 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $9,560,000 |
|---|---|
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:
| 6.625% |
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:
| $61,214 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $6,745 |
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:
| $350 |
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:
| $68,309 |
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:
| $5,000 | $60,000 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$300 | -$3,600 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $4,700 | $56,400 |
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. | 135% | -$6,745 | -$80,943 |
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% | -$350 | -$4,200 |
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% | -$400 | -$4,800 |
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% | -$250 | -$3,000 |
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% | -$250 | -$3,000 |
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 | 160% | -$7,995 | -$95,943 |
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:
| -$3,295 | -$39,540 |
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. | -$61,214 | -$734,568 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $64,509 | $774,108 |