$684,900
Investment Summary
- Monthly Cash Flow
- -$2,390
- Cap Rate
- 2.1%
- Cash-on-Cash Return
- -18.2%
- Debt Coverage Ratio
- 0.33
- Internal Rate of Return (5 years)
- -13.6%
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
Serene Estate Living with Income Potential on 7+ Acres! Welcome to 2997 Happy Hollow Drive - a private retreat tucked away on over 7 acres of lush, picturesque landscape offering peace, privacy, and incredible income-producing potential. This classic brick ranch estate includes a fully finished basement, in-ground pool with diving board, and a two-story barn featuring two recently renovated studio apartments with full kitchens, full baths & walk in closets. Step onto the charming covered front porch with its vaulted cedar beamed ceiling - the perfect spot to sip your morning coffee while soaking in the sounds of nature. Inside, you're welcomed by rich hardwood flooring, a formal foyer, and open-concept dining overlooking the cozy family room with gas stone fireplace. The kitchen is bright and spacious with a large picture window above the sink overlooking pool, adjacent to a cozy breakfast nook. The oversized laundry/mudroom off the garage includes built-in counter space and a storage closet - ideal for organization. The right wing of the home offers a private primary suite featuring a walk-in closet, abundant natural light, and a beautifully tiled tub/shower. Two additional bedrooms share a Jack-and-Jill bath, making this layout both functional and family-friendly. Enjoy Georgia summers from the fully screened-in oversized back porch with ceiling fans, all overlooking the sparkling pool and serene backyard. The finished basement has ceramic tiled floors throughout and includes a full kitchen, living room with wood burning stone fireplace, two bedrooms with large walk-in closets, a full bathroom, and its own 1-car garage - perfect as an in-law suite or additional rental income. There's even an unfinished area ideal for a workshop or extra storage. Now, let's talk about the income potential: The two-story barn features a covered bay with approx. 14-ft clearance - perfect for RV, camper, or boat parking. The front entry has new deck and stairs built 2024. The main level has a full bathroom, laundry room, and open space ready for your finishing touch. Upstairs are two beautifully finished studio apartments, each with a full bathroom, full kitchen and walk in closet, currently rented at $1,050 and $1,150/month. Tenants are open to staying or vacating with notice. The barn apartment is also great for someone with their own at home business. Additional features include: Gated private entry with metal gate Cedar shutters and four glass security/storm doors Mature blueberry bushes Recently replaced main water lines Wildlife sightings - deer and bunnies frequent the property Convenient access to I-20, shopping, dining, GA International Horse Park & the Monastery of the Holy Spirit Whether you're looking for multi-generational living, a peaceful personal escape, or a smart investment opportunity, this estate truly has it all. Don't miss your chance to own a piece of paradise - schedule your private tour today! **The sale includes the main home, barn 5.25 acres (tax id -047-0-01-0038) plus additional 2.48 acres (tax ID - 047-0-01-0037) for total of 7.73 acres. --- The 2.48 can be sold for potential future profit. Seller is willing to install new pool liner prior to closing
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Location
Property Details
Parking
- Details: Attached, Carport, Garage, Storage, Boat
- Garage Spaces: 0
- Spaces Total: 3
Bedroom Information
- # of Bedrooms: 7
Bathroom Information
- # of Baths (Full): 6
- # of Baths (Total): 0.0
Interior Features
- # of Rooms: 9
- # of Stories: 2
- Basement: Yes
- Basement Description: Daylight, Exterior Entry, Finished, Full, Interior Entry
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Wood
- Foundation: Slab
- Roof Type: Gable
- Roof Material: Composition
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 0470010038
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Craftsman, Ranch
- Year Built: 1977
Tax Information
- Annual Tax: $7,165
Utilities
- Water & Sewer: Public
- Heating: Central
- Cooling: Ceiling Fan(s), Central Air
Location
- County: Rockdale
Investment Summary
- Monthly Cash Flow
- -$2,390
- Cap Rate
- 2.1%
- Cash-on-Cash Return
- -18.2%
- Debt Coverage Ratio
- 0.33
- Internal Rate of Return (5 years)
- -13.6%
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:
| $684,900 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$547,920 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $136,980 |
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:
| $20,547 |
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:
| $157,527 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 3,392 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $202 |
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:
| $0.77 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $547,920 |
|---|---|
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:
| 6.840% |
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:
| $3,587 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $597 |
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:
| $182 |
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:
| $4,366 |
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:
| $2,600 | $31,200 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$156 | -$1,872 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $2,444 | $29,328 |
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% | -$597 | -$7,165 |
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% | -$182 | -$2,184 |
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% | -$208 | -$2,496 |
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% | -$130 | -$1,560 |
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% | -$130 | -$1,560 |
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% | -$1,247 | -$14,965 |
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:
| $1,197 | $14,364 |
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. | -$3,587 | -$43,044 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $2,390 | $28,680 |