$14,995,000
Investment Summary
- Monthly Cash Flow
- -$83,886
- Cap Rate
- -0.4%
- Cash-on-Cash Return
- -29.2%
- Debt Coverage Ratio
- -0.07
- Internal Rate of Return (5 years)
- -24.1%
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
Set against the backdrop of Sarasota's desirable waterfront views, this extraordinary Lido Shores bayfront estate offers the ultimate in luxury living, with easy access to boating, beaches and unmatched views of the Sarasota Skyline, Ringling Bridge and downtown. This is more than a home, it is an icon of West Indies-inspired design, where every detail exudes sophistication and grandeur. From the moment you enter through the private gates, the artistry and precision are undeniable. With over $1 million invested and 2,000 hours dedicated to the creation, this home boasts cutting-edge smart home automation, offering seamless control from anywhere in the world. The custom front door opens to a stunning foyer leading to a great room with a coffered ceiling, media wall, linear fireplace and views of Sarasota Bay. The dining area includes a bar with wine storage and a quartz countertop, flowing into a kitchen with Thermador appliances, a large floating island with quartz waterfall countertop and a walk-in pantry with an extra Bosch refrigerator. The primary suite is a serene retreat with floor-to-ceiling windows, sliders and breathtaking views. It features two custom walk-in closets and a spa-like en-suite bath with floating vanities, a soaking tub, a custom shower with multiple showerheads, and sliders opening to an outdoor shower in a private Zen garden. A striking modern staircase and wine wall lead to an upper-level loft with a wet bar and terrace overlooking the water. A sophisticated office with custom built-ins, plus four well-appointed en-suite bedrooms with custom closets, projector screens and private balconies, ensure luxury throughout. Step into your private paradise, where an infinity-edge pool, sun shelf, in-pool table and cascading spa create a breathtaking resort-style experience. The fully equipped outdoor kitchen, complete with smoker, grill, wok and side burner, makes alfresco dining effortless, while multiple seating areas, a firepit, outdoor shower, and a spiral staircase leading to the upper terrace offer unparalleled relaxation and views. The newer dock is designed for ultimate waterfront living, featuring a 20,000-pound boat lift, jet ski lift, water and power, and a dedicated fishing area with benches and ambient lighting. Just steps from your backyard, Sarasota Bay provides amazing boating waters. The home also includes a three-car garage, two well-appointed laundry rooms, an elevator, a drop zone near the garage and a hidden utility closet. Dedicated to smart home integration, this residence offers unparalleled automation, ensuring complete control wherever you are. This includes advanced automation with Control4, security cameras, a 48-kilowatt generator and a 20-kilowatt battery backup, a high-end audio-visual system, automated shades, circadian lighting, an outdoor theater, app-controlled pool and sprinkler systems, Wi-Fi-enabled appliances, EV charger prewiring, Starlink backup internet, motion-activated lights and voice control through Josh AI. Lido Shores is one of Sarasota’s sought after and architecturally significant communities offering exclusive access to the northern end of Lido Beach. Residents enjoy amenities like a community beach and proximity to nearby attractions such as St. Armands Circle, City Island, Longboat Key and is minutes from downtown Sarasota. This estate is an architectural triumph designed for sophisticated entertaining and extraordinarily comfortable waterfront living.
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Location
Property Details
Parking
- Description: Attached Garage
- Details: Driveway, Garage Door Opener, Garage Faces Side, Off Street, Attached
- Garage Spaces: 3
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 5
Bathroom Information
- # of Baths (Full): 5
- # of Baths (Partial): 1
- # of Baths (Total): 6.0
Interior Features
- # of Rooms: 10
- # of Stories: 2
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Foundation: Slab
- Roof Type: Hip
- Roof Material: Metal
- Pool: Yes
HOA
- Has HOA: Yes
- HOA Fee: $300/annually
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 0013080013
- Lot Size: 16934 sqft
Property Information
- Property Type: Single Family Residence
- Style: Custom
- Year Built: 2023
Tax Information
- Annual Tax: $131,498
Utilities
- Water & Sewer: Private, Public, Well
- Heating: Central, Electric
- Cooling: Central Air, Zoned
Location
- County: Sarasota
Listing Details
Investment Summary
- Monthly Cash Flow
- -$83,886
- Cap Rate
- -0.4%
- Cash-on-Cash Return
- -29.2%
- Debt Coverage Ratio
- -0.07
- Internal Rate of Return (5 years)
- -24.1%
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:
| $14,995,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$11,996,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $2,999,000 |
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:
| $449,850 |
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:
| $3,448,850 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 5,882 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $2,549 |
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:
| $1.33 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $11,996,000 |
|---|---|
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:
| 6.810% |
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:
| $78,285 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $10,958 |
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:
| $546 |
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:
| $89,789 |
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:
| $7,800 | $93,600 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$468 | -$5,616 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $7,332 | $87,984 |
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. | 140% | -$10,958 | -$131,499 |
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% | -$546 | -$6,552 |
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% | -$624 | -$7,488 |
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% | -$390 | -$4,680 |
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% | -$390 | -$4,680 |
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% | -$25 | -$300 |
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 | 166% | -$12,933 | -$155,199 |
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:
| -$5,601 | -$67,212 |
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. | -$78,285 | -$939,420 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $83,886 | $1,006,632 |