$850,000
Investment Summary
- Monthly Cash Flow
- -$2,466
- Cap Rate
- 2.7%
- Cash-on-Cash Return
- -15.1%
- Debt Coverage Ratio
- 0.43
- Internal Rate of Return (5 years)
- -10.6%
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
This stunning lakefront A-frame on the shores of Lake Lanier does not disappoint! Situated on a quiet dead-end street, it's currently used as a 2nd home and an active STR (Short Term Rental) producing an average of $4,417 in income per month ($66,425 annually). Featuring 95' of deep-water shoreline with a single slip boat dock with party deck, it's perfect for year-round fun. Inside you'll find all of the storied and loved A-frame charm: vaulted ceilings with exposed wooden beams, walls of soaring windows offering views of the lake and nature, hardwood floors and an open floor plan. Entering from the cobblestone driveway with permeable pavers through the front Dutch door, you'll find the entire house completely renovated front top to bottom. The main floor offers an open concept layout overlooking the woods and lake with painted hardwood floors; shiplap and beadboard walls; new kitchen with custom wood cabinetry, quartz countertops, Big Chill refrigerator, stove and hood vent, as well as a stainless-steel dishwasher and vintage cast iron sink; dining room; wood burning fireplace; living room and entertaining areas and an oversized deck overlooking the lake featuring Trex decking and metal railings. Upstairs you'll find the primary bedroom with LVP flooring, vaulted exposed beam ceilings and soaring windows overlooking the lake and front of the house. The vaulted primary en-suite bath features new tiled floors and shower with frameless glass doors, vintage brass hardware, cast iron pedestal sink and chandelier. The walk-out lower terrace level has LVP flooring, 2 additional bedrooms + a bonus sleeping room with bunk beds, a fully renovated bath with subway tile and frameless glass shower doors, laundry, work/home office space and a sun filled family room with floor-to-ceiling windows overlooking the woods and lake. A second Dutch door leads from the terrace level to the outdoor firepit area and walking trail to the lake and dock. Additional features include new exterior hardiplank board-and-batten siding, a whimsical fish-painted shed offering additional storage; new stairs to the lake and dock; tankless water heater; new windows, gutters and architectural shingle roof; new HVAC (2024); rip rap along the shoreline (2024); propane grill (2024); and EV car charger. Less than 10 minutes to downtown Gainesville with great shopping and restaurants. Taxes DO NOT reflect Homestead Exemption. Available fully furnished and turnkey. Ask Agent for more details.
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Location
Property Details
Parking
- Description: Driveway, Kitchen Level, Level Driveway
- Details: Kitchen Level, Off Street, Parking Pad
- Garage Spaces: 3
- Spaces Total: 3
Bedroom Information
- # of Bedrooms: 3
Bathroom Information
- # of Baths (Full): 2
- # of Baths (Total): 2.0
Interior Features
- # of Rooms: 3
- # of Stories: 3
- Basement: Yes
- Basement Description: Finished, Daylight, Exterior Entry, Interior Entry, Full
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Vinyl siding
- Foundation: Slab
- Roof Type: Gable or Hip
- Roof Material: Composition
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 10094A00001401
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: A-frame
- Year Built: 1963
Tax Information
- Annual Tax: $3,840
Utilities
- Water & Sewer: Private, Well
- Heating: Central
- Cooling: Ceiling Fan(s), Central Air
Location
- County: Hall
Listing Details
Investment Summary
- Monthly Cash Flow
- -$2,466
- Cap Rate
- 2.7%
- Cash-on-Cash Return
- -15.1%
- Debt Coverage Ratio
- 0.43
- Internal Rate of Return (5 years)
- -10.6%
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:
| $850,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$680,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $170,000 |
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:
| $25,500 |
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:
| $195,500 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 1,829 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $465 |
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:
| $1.75 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $680,000 |
|---|---|
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:
| $4,354 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $320 |
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:
| $224 |
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:
| $4,898 |
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:
| $3,200 | $38,400 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$192 | -$2,304 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $3,008 | $36,096 |
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. | 10% | -$320 | -$3,840 |
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% | -$224 | -$2,688 |
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% | -$256 | -$3,072 |
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% | -$160 | -$1,920 |
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% | -$160 | -$1,920 |
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 | 35% | -$1,120 | -$13,440 |
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:
| $1,888 | $22,656 |
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. | -$4,354 | -$52,248 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | -$2,466 | -$29,592 |