$2,298,500
Investment Summary
- Monthly Cash Flow
- -$8,023
- Cap Rate
- 2.0%
- Cash-on-Cash Return
- -18.2%
- Debt Coverage Ratio
- 0.32
- Internal Rate of Return (5 years)
- -13.6%
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
Welcome to Lake Lanier living at its finest. Tucked away on a quiet lane in Flowery Branch, this rare 3-lot compound offers an unmatched blend of privacy, nature, and lifestyle Co with over 520 feet of shoreline,THREE DOCKS, and room to live, play, and relax. With living space located a literal stoneCOs throw from the water, this rare find offers water proximity that you wonCOt find elsewhere and would no longer be permitted today! All nestled on the desirable south end of Lake Lanier, this property sits in a tranquil cove and is centrally located on the lake to points north, south, east, and west. By car or boat, you will find quick access to all that the lake and surrounding area have to offer including marinas, waterfront dining, and easy access to I-985 and ATL airport. Whether you're relaxing on the deck, fishing off the dock, or exploring the shoreline and lake, this retreat delivers year-round beauty and recreation. A gentle walkable slope to the water, unspoiled lake views in nearly every direction, and the STR-friendly area makes this ideal for multi-generational living, entertaining, or creating your own legacy estate. MAIN HOME 4 Bed, 3 Bath Built 2016 2,682 Finished SqFt 2,142 unfinished SqFt private covered dock. Thoughtfully designed with panoramic lake views and indoor-outdoor flow, the main residence offers an open-concept layout, sunlit interiors, and a spacious screened deck overlooking the water. Soaring ceilings, crown molding, salvaged antique doors, and unique fixtures throughout set a tone of casual elegance. Pass through a formal dining or living area into the sun-drenched kitchen, where character and function collideColeathered granite countertops, stainless steel topped island, a statement vintage stove with pot filler, and breakfast nookCowhich flows seamlessly into the large family room with wood-burning stove. The living space extends onto the screened porch, with access from both the living room and main-level primary suite. The primary includes a spa-like ensuite featuring stone-topped double vanities, a soaking tub, tiled walk-in shower, and walk-in closet. The laundry room includes a butcher-block folding counter, large utility sink, and ample cabinetry. An additional main-level bedroom offers flexibility as a home office. Upstairs, two generously sized bedrooms each include their own commode and vanity rooms, with a shared Jack-and-Jill bath. The unfinished basement is prepped and ready for your vision, with new HVAC, plumbing (kitchen and bath), and electrical systems in place. Full height attic spaces in both eaves offer ample storage space or another opportunity to expand. GUEST COTTAGE 1 Bed, 1 Bath 930 Sq Ft private dock (with room to build another primary residence!). Grandfathered just feet from the waterCOs edge, this cottage is a true lake loverCOs dream. A wall of windows a literal stoneCOs throw from the water will make you feel as if you were on a houseboat. Whether hosting guests, short-term rental, or your own peaceful escape, this one delivers on comfort, charm, and location. This perfect oasis is fully equipped with kitchen, open dining and living area, a spacious bedroom with a full bath, separate laundry room, and wrap-around deck with built-in seating. The adjacent boathouse showcases the envy of the neighborhood: a covered waterfront entertainment paradise with ample room for grilling/cooking, dining, hosting guests, or watching the game on your flat-screen TV. The sink and prep area make entertaining and cleanup a breeze. The grassy yard includes a fire pit and plenty of room for yard games. Inside, the boathouse offers ample dry storage space for paddle boards, kayaks or small fishing boat, and other lake accessories, as well as half bath. The THIRD LOT offers added privacy and potential: build an additional home, create an outdoor entertaining space, or keep as a natural buffer surrounded by mature hardwoods and PRIVATE DOCK ALREADY IN
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Location
Property Details
Parking
- Description: Garage
- Details: Attached, Garage, Garage Door Opener
- Garage Spaces: 2
- Spaces Total: 2
Bedroom Information
- # of Bedrooms: 5
Bathroom Information
- # of Baths (Full): 4
- # of Baths (Total): 0.0
Interior Features
- # of Rooms: 7
- # of Stories: 2
- Basement: Yes
- Basement Description: Bath/Stubbed, Unfinished
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Fiber cement siding (Hardi-board/Hardi-plank
- Foundation: Slab
- Roof Type: Gable or Hip
- Roof Material: Composition
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 08089001006
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Craftsman
- Year Built: 2016
Tax Information
- Annual Tax: $7,981
Utilities
- Water & Sewer: Public
- Heating: Wood Stove, Central, Forced Air, Propane
- Cooling: Ceiling Fan(s), Central Air
Location
- County: Hall
Listing Details
Investment Summary
- Monthly Cash Flow
- -$8,023
- Cap Rate
- 2.0%
- Cash-on-Cash Return
- -18.2%
- Debt Coverage Ratio
- 0.32
- Internal Rate of Return (5 years)
- -13.6%
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:
| $2,298,500 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,838,800 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $459,700 |
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:
| $68,955 |
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:
| $528,655 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 3,632 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $633 |
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:
| $1.76 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,838,800 |
|---|---|
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:
| $11,774 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $665 |
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:
| $448 |
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:
| $12,887 |
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:
| $6,400 | $76,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$384 | -$4,608 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $6,016 | $72,192 |
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. | 10% | -$665 | -$7,981 |
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% | -$448 | -$5,376 |
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% | -$512 | -$6,144 |
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% | -$320 | -$3,840 |
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% | -$320 | -$3,840 |
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 | 35% | -$2,265 | -$27,181 |
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:
| $3,751 | $45,012 |
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. | -$11,774 | -$141,288 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $8,023 | $96,276 |