$2,340,000
Investment Summary
- Monthly Cash Flow
- -$9,851
- Cap Rate
- 1.1%
- Cash-on-Cash Return
- -22.0%
- Debt Coverage Ratio
- 0.18
- Internal Rate of Return (5 years)
- -17.2%
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 a one-of-a-kind waterfront retreat on a quiet cul-de-sac in sought-after Punta Gorda Isles. This exceptional custom-built home sits on an oversized sailboat tip lot with 200 feet of water frontage, offering panoramic views of seven intersecting canals merging into a serene lagoon. A standout feature is the quick, effortless boating access to Charlotte Harbor and the Gulf—directly from the backyard via two exits, one through a deep-water canal, with no fixed bridges. From the moment you arrive, the home’s curb appeal sets the tone with a brick-paved driveway and walkways, elegant landscape curbing, and lush tropical landscaping. Step inside through double etched glass doors into a grand foyer to discover an open, airy floor plan filled with natural light and water views from nearly every room. Designed with meticulous attention to detail, the home showcases tray and double tray ceilings with inset lighting, bullnose corners, arched entryways, recessed and lighted niches, custom built-ins, and porcelain tile throughout. The stunning open-concept kitchen is the heart of the home—blending functionality with coastal elegance. Featuring custom cabinetry in soft white and seafoam green, dual expansive leathered granite islands offer generous workspace and seating, ideal for gatherings. The kitchen is outfitted with professional-grade stainless appliances, Fisher&Paykel integrated double drawer dishwasher, a 6 burner gas range with grill/griddle and double oven and integrated Sub Zero panel refrigerator. Dark leathered granite countertops provide striking contrast, while pendant lighting, recessed ceiling lights, and authentic antique mariner sconces create a bright, welcoming atmosphere. It overlooks the family room, living room, and elegant dining area, where French doors and sliders open to the screened lanai and heated infinity-edge pool for seamless indoor-outdoor flow. A cozy breakfast nook framed by Aquarium glass offers the perfect spot to enjoy the view. The spacious first-floor master suite includes two walk-in closets and a luxurious bath with double vanities, Roman shower, and soaking tub. Two additional bedrooms (one en-suite) and baths are on the first floor, while the fourth bedroom features an en-suite bath and private balcony overlooking the lagoon—ideal for guests or in-laws. Year-round Florida living awaits on the wraparound screened lanai with infinity-edge pool overlooking the water. Additional highlights include a NEW ROOF (2023), Pool Cage 2023, exterior paint (2024), 3-car garage with new epoxy and shelving, Romaa EV charging station, and two private docks, one brand new in 2025—a true boater’s paradise. Enjoy front-row seats to Florida’s natural beauty as dolphins and manatees glide by, or cast a line for sheepshead, jacks, or snook. With transferable flood insurance, this spectacular property truly embodies coastal living at its finest. **PLEASE ENJOY THE 3D INTERACTIVE VIRTUAL TOUR ASSOCIATED WITH THIS LISTING**
Build Your Team
Quickly find investor-friendly professionals who can help you succeed in real estate investing at any stage of the investing journey.
Agents
Match with investor-friendly agents who can help you find, analyze, and close your next deal
Lenders
Get the best funding…find investor-friendly lenders who specialize in your deal strategy
Property Managers
Transition to passive investing. Find a trusted property management partnership that lasts.
Tax Pros & Accountants
Taxes and financial reporting made easy—find experts to create tax savings strategies, file taxes, and more
Location
Property Details
Parking
- Description: Driveway, Garage Door Opener
- Details: Driveway, Garage Door Opener, Attached
- Garage Spaces: 3
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 4
Bathroom Information
- # of Baths (Full): 4
- # of Baths (Total): 4.0
Interior Features
- # of Rooms: 11
- # of Stories: 2
Exterior Features
- Exterior Walls Materials: Stucco
- Foundation: Slab
- Roof Material: Tile
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 412214101025
- Lot Size: 15199 sqft
Property Information
- Property Type: Single Family Residence
- Style: Custom, Florida
- Year Built: 2007
Tax Information
- Annual Tax: $14,939
Utilities
- Water & Sewer: Public
- Heating: Central, Electric
- Cooling: Central Air, Zoned
Location
- County: Charlotte
Listing Details
Investment Summary
- Monthly Cash Flow
- -$9,851
- Cap Rate
- 1.1%
- Cash-on-Cash Return
- -22.0%
- Debt Coverage Ratio
- 0.18
- Internal Rate of Return (5 years)
- -17.2%
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:
| $2,340,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,872,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $468,000 |
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:
| $70,200 |
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:
| $538,200 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 3,349 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $699 |
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:
| $1.46 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,872,000 |
|---|---|
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:
| $11,987 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $1,245 |
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:
| $343 |
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:
| $13,575 |
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:
| $4,900 | $58,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$294 | -$3,528 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $4,606 | $55,272 |
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. | 25% | -$1,245 | -$14,939 |
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% | -$343 | -$4,116 |
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% | -$392 | -$4,704 |
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% | -$245 | -$2,940 |
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% | -$245 | -$2,940 |
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 | 50% | -$2,470 | -$29,639 |
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:
| $2,136 | $25,632 |
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. | -$11,987 | -$143,844 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $9,851 | $118,212 |