$15,000,000
Investment Summary
- Monthly Cash Flow
- -$80,961
- Cap Rate
- -0.3%
- Cash-on-Cash Return
- -28.2%
- Debt Coverage Ratio
- -0.05
- Internal Rate of Return (5 years)
- -23.1%
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
An exquisite Jewel of Contemporary Architecture with almost 180ft on Sarasota Bay with nearly endless water views. This contemporary masterpiece was designed by renowned DSDG Architect Mark Sultana and built by Voigt Brothers Construction, and it sits on over 1 acre directly on Sarasota Bay. The property is gated and Florida native and drought tolerant plantings were used to limit the amount of irrigation required. Boasting all the amenities required for luxury living, this SMART home is impressive inside and out. Large columns elevate the structure so that it provides protection from the elements and appears to float above the ground above an open air colonnade. The entire building including the roof is made of reinforced concrete construction, with addition of wood accents and pops of color for a warm overall aesthetic. The concrete roof allowed for the installation of a massive solar system, installed so that the home is fully powered and can be independent from the power grid. Enter the residence through an oversized glass pivot door and the suspended staircase with solid wood treads or the elevator will take you to the impressive main living area, which is then all on one level. The great/living room area opens onto the enormous, covered terrace through gigantic impact glass sliding doors overlooking sweeping bay views. The ultra-modern gourmet kitchen, equipped with glass sliders opening to the deck as well, is connected to the great room and can be separated by a movable wall if desired. The primary bedroom suite with attached office/study is located at the south end of the home with the best views of the Ringling Bridge. The four additional bedroom suites are located along a gallery with floor to ceiling glass walls. Each bedroom opens onto a full-length west-facing veranda with views of Sarasota Bay and Longboat Key and the bathrooms are fitted with an interior glass panel to provide water views of the Bay. The ground floor offers garage space for four vehicles, bonus room, storage space and a covered patio area overlooking the over 60ft heated wet-edge lap pool with stunning views of the Bay, Downtown Sarasota and Longboat Key. Situated in popular Indian Beach, which is also referred to as the Museum Area, because it stretches "West of Trail" just North of Downtown Sarasota along the Sarasota Bayfront to South of the Ringling Museum and Ca'd'Zan. Downtown Sarasota, Sarasota-Bradenton Int'l Airport, New College of Florida, USF Sarasota Manatee Campus, Jungle Gardens, St. Armand's Circle and Lido Beach are just a short drive away.
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Location
Property Details
Parking
- Description: Attached Garage
- Details: Attached
- Garage Spaces: 4
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 5
Bathroom Information
- # of Baths (Full): 6
- # of Baths (Partial): 1
- # of Baths (Total): 7.0
Interior Features
- # of Rooms: 7
- # of Stories: 2
Exterior Features
- Exterior Walls Materials: Stucco
- Roof Type: Flat
- Roof Material: Concrete
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 2004120007
- Lot Size: 46771 sqft
Property Information
- Property Type: Single Family Residence
- Year Built: 2021
Tax Information
- Annual Tax: $123,176
Utilities
- Water & Sewer: Public
- Heating: Active Solar, Central, Solar
- Cooling: Central Air
Location
- County: Sarasota
Listing Details
Investment Summary
- Monthly Cash Flow
- -$80,961
- Cap Rate
- -0.3%
- Cash-on-Cash Return
- -28.2%
- Debt Coverage Ratio
- -0.05
- Internal Rate of Return (5 years)
- -23.1%
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:
| $15,000,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$12,000,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $3,000,000 |
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:
| $450,000 |
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:
| $3,450,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 5,117 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $2,931 |
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:
| $1.74 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $12,000,000 |
|---|---|
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:
| $76,837 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $10,265 |
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:
| $623 |
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:
| $87,725 |
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:
| $8,900 | $106,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$534 | -$6,408 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $8,366 | $100,392 |
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. | 115% | -$10,265 | -$123,177 |
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% | -$623 | -$7,476 |
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% | -$712 | -$8,544 |
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% | -$445 | -$5,340 |
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% | -$445 | -$5,340 |
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 | 140% | -$12,490 | -$149,877 |
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:
| -$4,124 | -$49,488 |
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. | -$76,837 | -$922,044 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $80,961 | $971,532 |