$2,095,000
Investment Summary
- Monthly Cash Flow
- -$7,978
- Cap Rate
- 1.1%
- Cash-on-Cash Return
- -19.9%
- Debt Coverage Ratio
- 0.20
- Internal Rate of Return (5 years)
- -15.2%
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
Located in the prestigious, guard-gated community of The Dominion, this 7,400-square-foot estate is the epitome of luxury living. A perfect blend of opulent finishes and modern craftsmanship, this five-bedroom, five-bath home is designed for the most discerning homeowner. Situated on over half an acre of lush grounds, with majestic oak trees, the home provides ultimate privacy and an incredible setting for both everyday living and entertaining. Upon entering through double Wexford glass French doors, you are welcomed into a grand foyer with soaring ceilings and a tongue-and-groove wood ceiling, complemented by a stunning contemporary chandelier. Natural light flows through the lead glass windows above, setting the tone for the entire home. Wide-plank light wood flooring anchors the main living spaces, seamlessly connecting the exquisite finishes throughout. To the right of the foyer lies a spacious, private study with a cozy fireplace and ample room for formal seating. It's an ideal space for productive work or quiet conversation. Adjacent to the study, a formal dining room awaits, featuring double coffered ceilings and a contemporary chandelier that highlights the impressive, lit banquet area with custom cabinetry, wine storage, and ample refrigeration-perfect for the discerning wine connoisseur. The open-concept living area boasts 36-foot ceilings and floor-to-ceiling windows, creating a bright and airy atmosphere. A granite-wrapped double fireplace adds warmth and charm, offering the perfect setting for intimate gatherings or large dinner parties. The chef's kitchen is a culinary dream, with floor-to-ceiling solid wood cabinetry, high-end stainless-steel appliances, a built-in refrigerator, and a huge work island. The luxurious white-veined black granite island, with its waterfall accents, is both functional and visually striking. A custom black tile backsplash with gold inlay adds sophistication, while wine storage and refrigeration complete this entertainer's kitchen. Flanking the living area is a cozy den, offering a more intimate space for conversation. The primary wing is easily accessible from the den and features an entry hall leading to dual walk-in custom closets with built-ins, providing ample storage. The spa-like primary bath is a true sanctuary with marble flooring, floor-to-ceiling marble accents, and a glass-enclosed double shower. Enjoy a soak in the luxurious tub or unwind with the soothing ambiance of this thoughtfully designed space. Double vanities with contemporary mirrors complete the owner's retreat. Convenience is key in this home, with a main-level guest suite featuring an ensuite bath, as well as a laundry room with custom storage and additional refrigerator space. The second level offers a staircase illuminated as you ascend to a second-floor oasis, complete with three additional guest rooms, each with ensuite baths, a theater, and a game room. For ultimate comfort, one of the 3 guest rooms on the second level provides a 2nd primary bedroom with ensuite bath featuring a marble encased shower, a soaker tub, and spectacular second-story views. All bathrooms throughout the home are meticulously appointed with marble accents, accent lighting, and custom tile work. Outdoor living is just as impressive, with multiple French door exits leading to wrap-around patios that provide picturesque views of the expansive backyard oasis and expansive outdoor living space. Whether you're hosting a large gathering or enjoying quiet moments of relaxation, this home's design and functionality make it the perfect place for both. This home in The Dominion is a rare find, showcasing an unparalleled level of craftsmanship, attention to detail, and luxurious living spaces. Experience the grandeur, elegance, and sophistication for yourself. A home of this caliber is truly a once-in-a-lifetime opportunity.
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Location
Property Details
Parking
- Description: Three Car Garage, Attached, Side Entry, Oversized
- Details: Oversized, Attached, Garage Faces Side
- Garage Spaces: 3
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 5
Bathroom Information
- # of Baths (Full): 5
- # of Baths (Total): 5.0
Interior Features
- # of Rooms: 12
- # of Stories: 2
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Foundation: Slab
- Roof Material: Tile
HOA
- Has HOA: Yes
- Association: THE DOMINION HOMEOWNERS ASSOCIATION
- HOA Fee: $300/monthly
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 340344000250
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Two Story, Contemporary, Mediterranean
- Year Built: 1999
Tax Information
- Annual Tax: $30,295
Utilities
- Heating: Central, Electric
- Cooling: Ceiling Fan(s), Central Air
Location
- County: Bexar
Listing Details
Investment Summary
- Monthly Cash Flow
- -$7,978
- Cap Rate
- 1.1%
- Cash-on-Cash Return
- -19.9%
- Debt Coverage Ratio
- 0.20
- Internal Rate of Return (5 years)
- -15.2%
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:
| $2,095,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,676,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $419,000 |
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:
| $62,850 |
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:
| $481,850 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 7,402 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $283 |
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:
| $0.93 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,676,000 |
|---|---|
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:
| 5.875% |
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:
| $9,914 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $2,525 |
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:
| $483 |
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:
| $12,922 |
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:
| $6,900 | $82,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$414 | -$4,968 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $6,486 | $77,832 |
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. | 37% | -$2,525 | -$30,296 |
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% | -$483 | -$5,796 |
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% | -$552 | -$6,624 |
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% | -$345 | -$4,140 |
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% | -$345 | -$4,140 |
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. | 4% | -$300 | -$3,600 |
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 | 66% | -$4,550 | -$54,596 |
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:
| $1,936 | $23,232 |
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. | -$9,914 | -$118,968 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | -$7,978 | -$95,736 |