$1,000,000
Investment Summary
- Monthly Cash Flow
- -$3,461
- Cap Rate
- 2.0%
- Cash-on-Cash Return
- -18.1%
- Debt Coverage Ratio
- 0.32
- Internal Rate of Return (5 years)
- -13.5%
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
This custom-built waterfront residence is a rare find, offering a harmonious blend of elegance, functionality, and an unbeatable location. Enjoy captivating water views in every direction—with the serene Myakka River gracing the front of the home and peaceful canal vistas at the rear. Nestled in a prime boating location, the property provides direct access to the Gulf of Mexico, Intracoastal Waterway, and Charlotte Harbor, making it a true coastal haven. Crafted by a well-known local builder, the home exemplifies superior craftsmanship, solid construction, and a level of thoughtful design tailored to meet the expectations of the most discerning buyers seeking luxury and quality and a true coastal lifestyle. The upper level features a spacious kitchen with warm wood cabinetry, a pantry, and an expansive eat-in dining area, perfect for family gatherings. Custom trim work and solid-core doors elevate the interior, while elegant wooden stairs flow seamlessly between levels. Enhance your daily living with the added convenience of a built-in dumbwaiter, making it effortless to transport items between the lower and upper levels of your home. All bedrooms are generously sized, offering comfort and versatility. The master suite is a true retreat, featuring built-in window benches with storage, two large walk-in closets, and a luxurious bathroom with a floor-to-ceiling tiled shower, linen closet, and private commode. Guests will appreciate the privacy afforded by a pocket door that separates the second spacious bedroom and beautifully updated guest bath. The third bedroom also includes an oversized closet, making it ideal for additional family or visitors. The lower level is a versatile space with tile flooring throughout, currently set up as a game room, and includes a full bath, utility room with washer, dryer, and sink, and a bonus area that could easily be transformed into a fourth bedroom or office. This level opens directly onto a covered patio—perfect for entertaining or relaxing after a day on the water. Enjoy peace of mind with hurricane shutters, a metal roof, impact-resistant garage doors, and Hardie Board siding on the upper level with solid block construction below. The home is equipped with two A/C units, including a newer system installed in 2022, and includes a freshly painted exterior and garage floors. The upper lanai, constructed of premium Ipe wood, offers beautiful water views and is fitted with sunshades for added comfort. Boaters will appreciate the 2019 composite dock and pilings, concrete seawall, and extended paver driveway providing ample space for boat or trailer parking. Additional features include an outdoor shower, irrigation system, and a split garage with one single bay and a three-car tandem section—offering generous storage for vehicles and marine gear. Welcome to your own slice of paradise—this exceptional coastal gem offers sweeping views of the Myakka River from the front and serene canal vistas from the rear, creating a truly captivating waterfront retreat. Thoughtfully designed for those who value both refined elegance and everyday functionality, this rare property blends luxury living with direct access to Southwest Florida’s premier boating waters. Perfectly positioned just minutes from unspoiled beaches, top-rated golf courses, upscale dining, and a variety of coastal attractions, this home offers the ultimate opportunity to live the waterfront lifestyle to the fullest.
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Location
Property Details
Parking
- Description: Garage
- Details: Driveway, Garage Door Opener, Oversized, Garage, Attached
- Garage Spaces: 4
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 3
Bathroom Information
- # of Baths (Full): 3
- # of Baths (Total): 3.0
Interior Features
- # of Rooms: 11
- # of Stories: 2
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Wood
- Foundation: Slab
- Roof Material: Metal
HOA
- Has HOA: Yes
- HOA Fee: $75/annually
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 402130281006
- Lot Size: 10000 sqft
Property Information
- Property Type: Single Family Residence
- Year Built: 2004
Tax Information
- Annual Tax: $6,486
Utilities
- Water & Sewer: Public
- Heating: Central
- Cooling: Central Air
Location
- County: Charlotte
Listing Details
Investment Summary
- Monthly Cash Flow
- -$3,461
- Cap Rate
- 2.0%
- Cash-on-Cash Return
- -18.1%
- Debt Coverage Ratio
- 0.32
- Internal Rate of Return (5 years)
- -13.5%
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:
| $1,000,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$800,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $200,000 |
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:
| $30,000 |
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:
| $230,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 3,371 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $297 |
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:
| $0.95 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $800,000 |
|---|---|
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:
| $5,122 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $541 |
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:
| $224 |
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:
| $5,887 |
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:
| $3,200 | $38,400 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$192 | -$2,304 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $3,008 | $36,096 |
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. | 17% | -$541 | -$6,486 |
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% | -$224 | -$2,688 |
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% | -$256 | -$3,072 |
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% | -$160 | -$1,920 |
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% | -$160 | -$1,920 |
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. | 0% | -$6 | -$72 |
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 | 42% | -$1,347 | -$16,158 |
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:
| $1,661 | $19,932 |
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. | -$5,122 | -$61,464 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $3,461 | $41,532 |