$1,599,000
Investment Summary
- Monthly Cash Flow
- -$6,290
- Cap Rate
- 1.4%
- Cash-on-Cash Return
- -20.5%
- Debt Coverage Ratio
- 0.23
- Internal Rate of Return (5 years)
- -15.8%
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 Hidden Harbor – Direct Gulf Access Luxury Living Experience resort-style living in one of Southwest Florida’s most exclusive gated waterfront communities—Hidden Harbor. This custom-built home by Stock Development is a rare find, offering a perfect blend of luxury, comfort, and coastal lifestyle with direct Gulf access and no bridges. Set on an oversized 0.38-acre lot, this four-bedroom plus den, four-bathroom home spans over 2,800 square feet of beautifully designed living space. With soaring 12-foot ceilings, impact-resistant windows, and a combination of engineered hardwood and tile flooring, every detail has been thoughtfully crafted for elegance and ease. The spacious great room features stunning views of the water and mangroves, accented by custom ceiling beams that elevate the home's character. The gourmet kitchen is a chef’s dream—featuring quartz countertops, an oversized center island, an induction glass cooktop, wall oven, walk-in pantry, and a large butler’s pantry for added prep space and storage. The luxurious primary suite offers a tranquil retreat with water views, pocketing sliders to the pool, volume ceilings, dual custom closets, and a spa-like bath with dual vanities, soaking tub, and a walk-in shower. Each en-suite guest bedroom provides privacy and comfort, with floor-to-ceiling tile showers and rich hardwood floors. The flexible den easily serves as a home office, media room, or additional bedroom. Step outside to your private outdoor oasis, where the gas-heated saltwater pool and spa offer AquaLink one-touch controls, tranquil water bowls, and a fire pit. A large screened-in lanai features a built-in outdoor kitchen with gas grill, stainless hood, sink, and beverage fridge—ideal for year-round entertaining. There's even a convenient pool bath and a shaded area for lounging. Boaters will love the floating hydraulic Harbor Hoist dock with electric and water—perfect for a 27-foot vessel. With quick, bridge-free access via Mullock Creek and Estero Bay, this home offers one of the best boating setups in the area. This property also features a tile roof, paver driveway, two-car garage, security cameras, and a built-in alarm system. There is no history of storm damage, and the home has been meticulously maintained. Furniture is negotiable. Residents enjoy resort-style amenities including a clubhouse, fitness center, lap pool, kayak launch, fire pit, and community dock. The HOA handles lawn care, seawall maintenance, and mangrove trimming, offering a truly low-maintenance lifestyle. Conveniently located just 15 minutes from RSW Airport and close to HealthPark, Gulf Coast Medical Center, beaches, shopping, and dining, this is your opportunity to enjoy the very best of Southwest Florida. Schedule your private tour today and discover the luxury lifestyle waiting for you in Hidden Harbor.
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Location
Property Details
Parking
- Description: Garage
- Details: Attached, Driveway, Underground, Garage, Paved, Garage Door Opener
- Garage Spaces: 2
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 4
Bathroom Information
- # of Baths (Full): 4
- # of Baths (Total): 4.0
Interior Features
- # of Rooms: 9
- # of Stories: 1
Exterior Features
- Exterior Walls Materials: Stucco
- Roof Type: IRR/Cathedral
- Roof Material: Tile
- Pool: Yes
HOA
- Has HOA: Yes
- HOA Fee: $2,017/quarterly
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 0746251400000.0400
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Ranch, One Story
- Year Built: 2016
Tax Information
- Annual Tax: $16,311
Utilities
- Water & Sewer: Public
- Heating: Central, Electric
- Cooling: Central Air, Ceiling Fan(s), Electric
Location
- County: Lee
Listing Details
Investment Summary
- Monthly Cash Flow
- -$6,290
- Cap Rate
- 1.4%
- Cash-on-Cash Return
- -20.5%
- Debt Coverage Ratio
- 0.23
- Internal Rate of Return (5 years)
- -15.8%
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:
| $1,599,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,279,200 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $319,800 |
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:
| $47,970 |
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:
| $367,770 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 2,836 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $564 |
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:
| $2.01 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,279,200 |
|---|---|
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:
| $8,191 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $1,359 |
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:
| $399 |
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:
| $9,949 |
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:
| $5,700 | $68,400 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$342 | -$4,104 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $5,358 | $64,296 |
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. | 24% | -$1,359 | -$16,312 |
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% | -$399 | -$4,788 |
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% | -$456 | -$5,472 |
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% | -$285 | -$3,420 |
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% | -$285 | -$3,420 |
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. | 12% | -$673 | -$8,076 |
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 | 61% | -$3,457 | -$41,488 |
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:
| $1,901 | $22,812 |
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. | -$8,191 | -$98,292 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $6,290 | $75,480 |