$2,100,000
Investment Summary
- Monthly Cash Flow
- -$6,507
- Cap Rate
- 2.6%
- Cash-on-Cash Return
- -16.2%
- Debt Coverage Ratio
- 0.41
- Internal Rate of Return (5 years)
- -11.6%
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
Tucked away on an ultra-private lot in the prestigious Atlanta Country Club, this exceptional 6-bedroom, 5 full and 2 half-bathroom estate - including a beautifully appointed pool house - blends refined luxury with everyday comfort. Invisible from the road, the home sits at the end of a private drive, framed by a custom iron gate and lush landscaping. The northeast-facing front door welcomes natural light and harmony into the grand two-story foyer, flanked by a handsome home office with floor-to-ceiling custom cabinetry and a formal dining room with an elegant trey ceiling. Beyond, the living room stuns with soaring ceilings, a dramatic fireplace, designer chandeliers, and French doors that open to an expansive screened-in porch - perfect for entertaining or morning coffee with a breeze. The newly renovated kitchen is a showstopper with white cabinetry, waterfall quartz countertops, stainless steel appliances, wet bar, wine cooler, and ice maker. A sunlit dining area flows seamlessly to the porch with a cozy bed swing, creating a warm space to gather, host, or unwind. Step outside to your private backyard retreat featuring a tranquil plunge pool, outdoor stone fireplace, and open-concept pool house. Complete with 1 full bath, a half bath, kitchenette, and laundry room, the pool house offers endless flexibility as a nanny or guest suite, private office, gym, or multigenerational living space. Beyond the pool, the expansive backyard offers room for a playground, garden, or additional parking pad. Whether enjoying family games or planning your dream outdoor oasis, the space adapts to your lifestyle. Upstairs, discover four spacious bedrooms and three full baths. The luxurious primary suite boasts a trey ceiling, fireplace, built-ins, and a spa-like bath with skylit soaking tub, walk-in shower, oversized double vanity, makeup station, and a custom closet with center island. A secondary bedroom includes a private ensuite, while the whimsical "bunk room" features built-in bunk beds and room for play. The fourth bedroom is generously sized and adjacent to the third full bath. The fully finished terrace level expands your living space with a temperature-controlled wine cellar, custom bar, billiards room, home theater, bedroom, and full bath. A large flex room with French doors to a private patio is ideal for another bedroom, gym, or creative studio. With over $400K in updates - including roof, HVAC, pool house addition, terrace renovation, kitchen remodel, hardwood flooring, and curated finishes - this home is as functional as it is stunning. Zoned for top-rated East Cobb schools (Walton, Dodgen, and Mount Bethel) and just minutes to Chattahoochee River trails, Sandy Springs, The Avenue East Cobb, Downtown Roswell, and Truist Park. 302 Rolling Rock Road - where memories are made, milestones celebrated, and everyday living feels extraordinary. Private, polished, and perfectly yours.
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Location
Property Details
Parking
- Description: Attached, Garage, Garage Door Opener, Kitchen Level, Side/Rear Entrance
- Details: Attached, Garage, Garage Door Opener, Kitchen Level
- Garage Spaces: 2
- Spaces Total: 2
Bedroom Information
- # of Bedrooms: 6
Bathroom Information
- # of Baths (Full): 5
- # of Baths (Partial): 2
- # of Baths (Total): 0.0
Interior Features
- # of Rooms: 8
- # of Stories: 3
- Basement: Yes
- Basement Description: Daylight, Exterior Entry, Finished, Full, Interior Entry
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Roof Material: Composition
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 16126100270
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: European, French Provincial, Traditional
- Year Built: 1988
Tax Information
- Annual Tax: $13,185
Utilities
- Water & Sewer: Public
- Heating: Central, Forced Air, Natural Gas, Zoned
- Cooling: Attic Fan, Ceiling Fan(s), Central Air, Whole House Fan, Zoned
Location
- County: Cobb
Investment Summary
- Monthly Cash Flow
- -$6,507
- Cap Rate
- 2.6%
- Cash-on-Cash Return
- -16.2%
- Debt Coverage Ratio
- 0.41
- Internal Rate of Return (5 years)
- -11.6%
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:
| $2,100,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,680,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $420,000 |
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:
| $63,000 |
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:
| $483,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 6,373 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $330 |
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:
| $1.27 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,680,000 |
|---|---|
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:
| 6.840% |
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:
| $10,997 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $1,099 |
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:
| $567 |
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:
| $12,663 |
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:
| $8,100 | $97,200 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$486 | -$5,832 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $7,614 | $91,368 |
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. | 14% | -$1,099 | -$13,185 |
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% | -$567 | -$6,804 |
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% | -$648 | -$7,776 |
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% | -$405 | -$4,860 |
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% | -$405 | -$4,860 |
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 | 39% | -$3,124 | -$37,485 |
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:
| $4,490 | $53,880 |
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. | -$10,997 | -$131,964 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $6,507 | $78,084 |