$1,250,000
Investment Summary
- Monthly Cash Flow
- -$4,730
- Cap Rate
- 1.7%
- Cash-on-Cash Return
- -19.7%
- Debt Coverage Ratio
- 0.28
- Internal Rate of Return (5 years)
- -15.1%
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
Beautiful, spacious 6-7 bedroom pool home with exceptional privacy less than a mile from the University of Florida. Nestled in one of Gainesville’s best-kept residential secrets—Shands Woods—this custom-built John Van Mills home sits on over 2.5 acres. Sitting high above protected wetlands along the Hogtown Creek. This home blends natural beauty, timeless design, and modern upgrades, and is a true hidden gem in the heart of Gainesville. Inside, the home welcomes you with a breathtaking two-story family room featuring cedar batten and board walls and a striking wood-burning Spade stone fireplace, evoking the warmth of a mountain lodge. The home offers elevated views of the surrounding preserve and creek while maintaining complete privacy. The first floor includes a formal living room with bay windows overlooking the preserve, a formal dining room with custom built-ins, a spacious kitchen with a center island, double oven, and eat-in area, and a peaceful primary suite. The kitchen and breakfast area open to the pool through French doors, creating a seamless indoor-outdoor flow. The primary suite overlooks the wooded yard and pool and includes a spa-inspired bathroom with a soaking tub, walk-in shower, split vanities, and a one-of-a-kind indoor terrarium. Upstairs, you’ll find five additional bedrooms, a large office, and a versatile game room that can serve as a seventh bedroom, playroom, or creative space. Two bedrooms feature private en suite baths, while the remaining three share a spacious bathroom with dual vanities and a jetted tub. A private deck overlooking the pool is accessible from both a bedroom and the game room, while other rooms provide serene views of the surrounding preserve. A spiral staircase from the game room leads conveniently down to the laundry room. Step outside to your own private oasis: a 30,000-gallon pool surrounded by lush landscaping and total seclusion. A private staircase provides direct access to Hogtown Creek. With protected wetlands on the property line, you’ll enjoy lifelong privacy with no future development—and no front-door neighbors. This home has been meticulously maintained and thoughtfully updated, featuring a new roof (2024), water heaters (2022), fresh interior and exterior paint, and new flooring in most living areas. Located in the highly desirable, no-HOA neighborhood of Shands Woods, this home offers the feel of a private retreat with the convenience of being just minutes from UF, Shands Hospital, the VA, and downtown Gainesville. If you're searching for space, privacy, and proximity to the University of Florida, this one-of-a-kind Gainesville pool home is a must-see. Schedule your private showing today!
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Location
Property Details
Parking
- Description: Garage Door Opener, Garage Faces Rear, Garage Faces Side
- Details: Attached
- Garage Spaces: 2
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 7
Bathroom Information
- # of Baths (Full): 4
- # of Baths (Total): 6.0
Interior Features
- # of Rooms: 7
- # of Stories: 3
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Wood
- Foundation: Slab
- Roof Type: Gable or Hip
- Roof Material: Shingle
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 06460131003
- Lot Size: 109771 sqft
Property Information
- Property Type: Single Family Residence
- Style: Custom
- Year Built: 1977
Tax Information
- Annual Tax: $10,736
Utilities
- Water & Sewer: Public
- Heating: Central
- Cooling: Central Air
Location
- County: Alachua
Listing Details
Investment Summary
- Monthly Cash Flow
- -$4,730
- Cap Rate
- 1.7%
- Cash-on-Cash Return
- -19.7%
- Debt Coverage Ratio
- 0.28
- Internal Rate of Return (5 years)
- -15.1%
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:
| $1,250,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,000,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $250,000 |
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:
| $37,500 |
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:
| $287,500 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 5,200 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $240 |
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:
| $0.75 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,000,000 |
|---|---|
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:
| 6.810% |
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:
| $6,526 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $895 |
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:
| $273 |
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:
| $7,694 |
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:
| $3,900 | $46,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$234 | -$2,808 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $3,666 | $43,992 |
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. | 23% | -$895 | -$10,737 |
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% | -$273 | -$3,276 |
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% | -$312 | -$3,744 |
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% | -$195 | -$2,340 |
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% | -$195 | -$2,340 |
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 | 48% | -$1,870 | -$22,437 |
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:
| $1,796 | $21,552 |
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. | -$6,526 | -$78,312 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $4,730 | $56,760 |