$9,000,000
Investment Summary
We noticed that HOA fees are missing—this is a standard expense and should be considered in your estimate.
- Monthly Cash Flow
- -$46,599
- Cap Rate
- -0.1%
- Cash-on-Cash Return
- -27.0%
- Debt Coverage Ratio
- -0.01
- Internal Rate of Return (5 years)
- -22.0%
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
Residence 200 at The Sanctuary | A Private Garden Estate in the Sky The Sanctuary is a bespoke, full-floor residence that redefines elevated high-rise living with privacy, nature, and concierge-level service. Located in one of South Tampa’s most coveted addresses along Bayshore Boulevard, spanning 5,264 square feet, Residence 200 has been meticulously curated to reflect understated elegance and comfort. Walls of glass flood the home with natural light while framing sweeping views of the iconic Bayshore that shift beautifully throughout the day. With private elevator access, two balconies, and two exclusive terraces, the residence offers an unmatched level of seclusion and sophistication. At the heart of the home, the chef’s kitchen is both visually stunning and highly functional designed for entertaining and culinary inspiration. Outfitted with Gaggenau appliances and two full-size, top-of-the-line refrigerators, it opens directly to two private terraces for seamless indoor-outdoor living. A whole-home generator ensures uninterrupted comfort. The luxurious primary suite is a true retreat, featuring serene water views, a spa-inspired bath, and a custom walk-in closet. Two additional ensuite bedrooms provide flexibility for guests; fourth room may suit for home office setup or wellness space. For entertainment, the home features a private 9-seat home theater, perfect for immersive movie nights in comfort and style. One of the most exceptional features of Residence 200 is its expansive 5,000-square-foot private outdoor garden terrace, the largest of any condominium in Tampa. This extraordinary oasis includes fruit-bearing fig, mango, citrus, and avocado trees; a chef’s herb garden; a tranquil koi pond; and a fully equipped outdoor kitchen, a rare combination of nature and luxury in a high-rise setting. Residents of The Sanctuary enjoy a collection of curated amenities, including a heated outdoor pool, private cabanas, a state-of-the-art fitness studio, and a peaceful spa. With just 15 residences each occupying an entire floor The Sanctuary truly lives up to its name. This is a rare opportunity to own a private garden estate in the sky—where nature, privacy, and luxury converge.
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Location
Property Details
Parking
- Description: Assigned, Garage Door Opener, Guest
- Details: Assigned, Guest, Attached
- Garage Spaces: 2
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 3
Bathroom Information
- # of Baths (Full): 3
- # of Baths (Partial): 2
- # of Baths (Total): 5.0
Interior Features
- # of Rooms: 10
- # of Stories: 17
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Concrete
- Foundation: Slab
- Roof Type: Reinforced Concrete
- Roof Material: Other
HOA
- Association: FirstService Residential/Kelly Runyon
Land Information
- Land Use: Residential
- Land Use Subtype: Condominium Unit
Lot Information
- Parcel ID: A342918C3J000000002000
- Lot Size: 37200 sqft
Property Information
- Property Type: Condominium
- Year Built: 2021
Tax Information
- Annual Tax: $57,304
Utilities
- Water & Sewer: Public
- Heating: Central
- Cooling: Central Air
Location
- County: Hillsborough
Listing Details
Investment Summary
We noticed that HOA fees are missing—this is a standard expense and should be considered in your estimate.
- Monthly Cash Flow
- -$46,599
- Cap Rate
- -0.1%
- Cash-on-Cash Return
- -27.0%
- Debt Coverage Ratio
- -0.01
- Internal Rate of Return (5 years)
- -22.0%
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:
| $9,000,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$7,200,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $1,800,000 |
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:
| $270,000 |
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:
| $2,070,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 5,264 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $1,710 |
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:
| $1.18 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $7,200,000 |
|---|---|
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:
| $46,102 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $4,775 |
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:
| $434 |
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:
| $51,311 |
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:
| $6,200 | $74,400 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$372 | -$4,464 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $5,828 | $69,936 |
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. | 77% | -$4,775 | -$57,304 |
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% | -$434 | -$5,208 |
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% | -$496 | -$5,952 |
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% | -$310 | -$3,720 |
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% | -$310 | -$3,720 |
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 | 102% | -$6,325 | -$75,904 |
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:
| -$497 | -$5,964 |
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. | -$46,102 | -$553,224 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $46,599 | $559,188 |