$5,495,000
Investment Summary
- Monthly Cash Flow
- -$24,010
- Cap Rate
- 0.9%
- Cash-on-Cash Return
- -22.8%
- Debt Coverage Ratio
- 0.15
- Internal Rate of Return (5 years)
- -18.0%
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
Exclusive and private estate on approximately 9 acres of breathtaking property. Own a slice of heaven at this sanctuary residence, offering a 4-bedroom main home, luxurious pool house, professional equestrian facilities with 4-stall stable and lighted dressage arena, over 7 acres of manicured gardens and landscaping, natural creek frontage, multiple waterfalls, 4 serene ponds, garages for 10+ vehicles, and a showpiece climate-controlled greenhouse. With more than a dozen thoughtfully designed structures-including a guest barn apartment, chapel, pavilions, and extensive entertaining spaces-this estate is a rare blend of lifestyle, beauty, and functional luxury. The main residence spans 3,975 sq ft and includes 4 bedrooms, 3.5 bathrooms, and 2-car attached garage. Recent upgrades include two new hot water heaters (2023 and 2025), HVAC systems (2024), and a new roof with upgraded insulation (2020). Interior highlights include a Viking range, jetted double-sized Jacuzzi tub in the primary suite, central vac, home theater, and mirrored gym. The 1,620-square-foot pool house serves as an entertainer's dream, with loft-style bedrooms and a chef's kitchen outfitted with Wolf appliances, warming drawer, 2 dishwashers, 2 microwaves, and custom refrigeration drawers. A central bar with cabinetry, dishwasher, ice machine, and a 25-foot dining table sets the stage for large gatherings. The 55,000-gallon gas-heated UV-ozone pool (no salt or chlorine) includes 3 in-pool benches, 2 waterfalls, and an in-ground cleaning system. The pool was resurfaced in 2018, with a new heater and filter added in 2022. The equestrian facility features a 4-stall stable with climate-controlled tack room and office, separate shavings shed, feed room, 2 hot/cold water wash racks, and a fly spray system. The lighted 60' x 100' dressage arena offers excellent drainage, sprinklers, and all-weather footing. 7 fenced paddocks and pastures, 3 with run-in sheds, connect to over a mile of private horse and walking trails. The barndominium offers a flexible 1,685-square-foot layout with acid-stained garage flooring on the main level, space for two vehicles or as a party barn, plus a built-in bar. Upstairs, a guest studio apartment opens to a deck overlooking the arena. Both levels feature vintage-style refrigerators. Constructed in 2019, the estate's chapel includes stone benches, a wishing well, gardens, and an observation deck with mountain views. The climate-controlled greenhouse complex is a showstopper-ideal for any Master gardener-with two high-end structures connected by a cedar-lined atrium with skylights, low-E glass, motorized hydraulic roof vents, HVAC, and automated watering. A koi pond, waterfalls, and olive tree orchard bordered by stone walls surround the space. Systems include 108+ irrigation zones fed by two deep wells, app-controlled lighting, irrigation, security, and audio, and solar panels generating up to 30 kWh monthly. Nearly 60 security cameras monitor the grounds, while Sonos audio plays across 12 outdoor zones. Landscape lighting includes 50 moonlights and path uplights for evening ambiance. Also included: a detached 7-car garage with storage loft, finished tool shed with workspaces, two large dog runs (indoor and outdoor), playground, hot tub, and a chicken coop. Outdoor entertaining includes a lighted pavilion with bar, outdoor TV, adjacent catering kitchen, and a regulation-size bocce court with scoreboard. The Creek Garden features 3 gazebos, 10 contemplative garden areas, stone benches, a waterfall, and interconnected trails. A climate-controlled outhouse with skylight, storage buildings, and trailer parking meet every need without sacrificing beauty. This is more than a home-it's a living, breathing work of art designed for elegant living, grand entertaining, and serene escape. Properties offering this depth of design, privacy, usable land, and quick access to Atlanta and Buckhead are nearly impossible to find.
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Location
Property Details
Parking
- Description: Garage, Kitchen Level
- Details: Attached, Detached, Garage
- Garage Spaces: 0
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 6
Bathroom Information
- # of Baths (Full): 5
- # of Baths (Partial): 2
- # of Baths (Total): 0.0
Interior Features
- # of Rooms: 7
- # of Stories: 2
- Basement: Yes
- Basement Description: Concrete, Finished, Full
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Foundation: Slab
- Roof Material: Composition
- Pool: Yes
- Solar Panels: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 16037900090
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: European, Mediterranean, Ranch
- Year Built: 1979
Tax Information
- Annual Tax: $4,160
Utilities
- Water & Sewer: Public
- Heating: Central, Natural Gas
- Cooling: Ceiling Fan(s), Central Air
Location
- County: Cobb
Investment Summary
- Monthly Cash Flow
- -$24,010
- Cap Rate
- 0.9%
- Cash-on-Cash Return
- -22.8%
- Debt Coverage Ratio
- 0.15
- Internal Rate of Return (5 years)
- -18.0%
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:
| $5,495,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$4,396,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $1,099,000 |
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:
| $164,850 |
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:
| $1,263,850 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 9,679 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $568 |
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:
| $0.67 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $4,396,000 |
|---|---|
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:
| $28,148 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $347 |
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:
| $455 |
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:
| $28,950 |
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:
| $6,500 | $78,000 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$390 | -$4,680 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $6,110 | $73,320 |
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. | 5% | -$347 | -$4,160 |
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% | -$455 | -$5,460 |
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% | -$520 | -$6,240 |
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% | -$325 | -$3,900 |
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% | -$325 | -$3,900 |
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 | 30% | -$1,972 | -$23,660 |
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:
| $4,138 | $49,656 |
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. | -$28,148 | -$337,776 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $24,010 | $288,120 |