$10,000,000
Investment Summary
- Monthly Cash Flow
- -$45,915
- Cap Rate
- 0.2%
- Cash-on-Cash Return
- -24.0%
- Debt Coverage Ratio
- 0.03
- Internal Rate of Return (5 years)
- -19.1%
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
Resting on the grounds of the original Van Dusen summer cottage on the shores of Lake Minnetonka, the Forever Estate blends French provincial charm with countryside cottage allure, creating a truly distinctive masterpiece designed to stand the test of time. Set within the private Baycliffe gated community, this remarkable 8,297-square-foot residence offers a harmonious balance of modern luxury and historic character. Encompassing 1.22 acres and boasting 210 feet of pristine sandy shoreline, the property presents unparalleled lakefront living with breathtaking views of the private cove adjacent to Smithtown Bay from nearly every vantage point. Every inch of this home has been meticulously crafted, featuring a seamless blend of natural materials like marble, black walnut flooring, and mother-of-pearl mosaics, while also incorporating the modern luxury of a fully integrated Savant smart home system. From the open and inviting great room with its 24-foot retractable glass wall to the gourmet kitchen adorned with honed marble and shimmering mother-of-pearl tile, no detail has been overlooked. Textiles and finishes have been thoughtfully curated to exude warmth and romance throughout. A stunning owner’s suite on the upper level showcases a private balcony with panoramic lake views, a dramatic tufted velvet wall, gas fireplace, and a luxurious ensuite with double steam showers, jetted tub, and a coffee bar. The suite leads to a walk-in closet featuring unparalleled organization systems. Other highlights include a glass-encased music and office space with coffered ceilings, a mirrored workout room, and an elevator providing access to all three levels. The exterior offers a seamless extension of the interior’s elegance, with a stately architectural design, a paver driveway with a fountain, and uplighting to enhance its grandeur. Resort-style amenities include a heated pool, hot tub, expansive patio, and a fully appointed pool house with fireplace and outdoor covered dining area—all perfectly positioned to capture the elevated lake views. With a 10+ car garage spanning three separate spaces, this estate provides unmatched functionality alongside its opulent design. Residents also enjoy exclusive community amenities such as tennis, pickleball, basketball courts, and shuffleboard. The Forever Estate is not just a home; it is a rare legacy property offering unparalleled luxury and a lifestyle of timeless elegance.
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Location
Property Details
Parking
- Description: Attached Garage, Driveway - Other Surface, Electric Vehicle Charging Station(s), Floor Drain, Finished Garage, Garage Door Opener, Heated Garage, Insulated Garage, Multiple Garages, Tandem, Tuckunder Garage, Underground
- Details: Garage Door Opener, Heated Garage, Garage
- Garage Spaces: 10
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 6
Bathroom Information
- # of Baths (Full): 1
- # of Baths (Partial): 2
- # of Baths (Total): 7.0
Interior Features
- # of Rooms: 13
- # of Stories: 2
- Basement: Yes
- Basement Description: Full, Storage Space, Sump Pump, Concrete
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Roof Type: Hip
- Roof Material: Slate
HOA
- Has HOA: Yes
- Association: Self Managed
- HOA Fee: $750/annually
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 3611724340017
- Lot Size: 53143 sqft
Property Information
- Property Type: Single Family Residence
- Style: (SF) Single Family
- Year Built: 2015
Tax Information
- Annual Tax: $63,495
Utilities
- Water & Sewer: Well
- Heating: Forced Air, Zoned, Humidity Control, Radiant Floor
- Cooling: Zoned, Central Air
Location
- County: Hennepin
Listing Details
Investment Summary
- Monthly Cash Flow
- -$45,915
- Cap Rate
- 0.2%
- Cash-on-Cash Return
- -24.0%
- Debt Coverage Ratio
- 0.03
- Internal Rate of Return (5 years)
- -19.1%
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:
| $10,000,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$8,000,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $2,000,000 |
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:
| $300,000 |
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:
| $2,300,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 8,297 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $1,205 |
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:
| $1.18 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $8,000,000 |
|---|---|
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:
| 5.875% |
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:
| $47,323 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $5,291 |
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:
| $686 |
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:
| $53,300 |
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:
| $9,800 | $117,600 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$588 | -$7,056 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $9,212 | $110,544 |
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. | 54% | -$5,291 | -$63,495 |
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% | -$686 | -$8,232 |
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% | -$784 | -$9,408 |
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% | -$490 | -$5,880 |
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% | -$490 | -$5,880 |
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. | 1% | -$63 | -$756 |
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 | 80% | -$7,804 | -$93,651 |
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:
| $1,408 | $16,896 |
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. | -$47,323 | -$567,876 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $45,915 | $550,980 |