$3,200,000
Investment Summary
- Monthly Cash Flow
- -$12,515
- Cap Rate
- 1.0%
- Cash-on-Cash Return
- -20.4%
- Debt Coverage Ratio
- 0.17
- Internal Rate of Return (5 years)
- -15.7%
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
5330 S Cassandra Blvd - This private gated 4 bedroom, 4.5 bath estate is perched among the tall ponderosa pines of Flagstaff on nearly six acres outside Fort Tuthill, showcasing refined elegance and breathtaking natural beauty. The paved entryway leads to impressive double doors that open into spacious formal living areas, complete with a striking spiral staircase connecting to the private secondary suites. The formal living room features 20ft floor-to-ceiling windows that frame stunning views of an expansive deck and a serene pond adorned with two water features, while a unique fireplace wall showcases one-of-a-kind commissioned surround. The home boasts rich details throughout, including black walnut flooring in several rooms and a gourmet kitchen designed to inspire. Custom 42-inch alder cabinetry with hand-carved details, glass inlayed drawers, gas cooktop and griddle, Sub-Zero refrigerator, built-in beverage fridge, wall oven and microwave, and granite counters with three-tiered edges make this space both functional and elegant. The primary suite is a true retreat with a versatile sitting area that doubles as an art space/library/second office, complete with its own fireplace and sink. The luxurious primary bathroom offers heated floors, a pedestal tub, his-and-her sinks, dual closets and separate exit that opens to the deck, where a drop-in jacuzzi/spa awaits. Additional features include a private office with French glass doors, coffered ceilings, wood-cased windows, and built-in cabinetry. Upstairs, three en-suite bedrooms with walk-in closets and two large storage closets provide ample space for family or guests. This extraordinary home combines sophisticated design with premium amenities, making it a perfect sanctuary in a picturesque setting. Welcome to a property that offers remarkable versatility and abundant space for vehicles, storage, and creative pursuits. The main residence features an attached four-car garage for convenient access and ample room, complemented by three additional outbuildings designed to meet a variety of needs. The expansive RV garage, measuring 50 x 25 feet, provides three access points for ease of entry and exit. While it is not currently heated or cooled, it is fully wired for an electric heating system, offering future adaptability to your comfort needs. A heated secondary building serves as a two-car garage, built with sturdy 2x6 walls and measuring 40 x 20 feet. Additionally, a single-car garage, currently utilized as a storage shed for landscaping tools, adds even more functional space to the property. This collection of well-appointed garages and outbuildings creates an ideal environment for vehicle enthusiasts, hobbyists, or anyone seeking extra space for projects and storage. This property offers a unique blend of modern efficiency and natural sustainability. It features a state-of-the-art shared well system with 14 homes with a 10,000-gallon tank that pumps water at 900 gallons per hour, costing only a tenth of a penny per gallon. With $45,000 reserved specifically for its maintenance and care, the well's operation is both reliable and economically sound. Adding to its appeal is a dedicated building that houses all the necessary equipment for the well, ensuring smooth operation and ease of maintenance. The well itself taps directly into the Grand Canyon aquifer, providing a pristine and sustainable water source. The home features an AdvanTex wastewater system, a Malarkey high-performance sustainable shingle roof, and a chip seal driveway made of tar and pebble layers. The deed restrictions allow the lot to be split into one and a half acres, providing flexibility for potential expansion or resale. Positioned at one of the highest elevations in the area, this property not only benefits from spectacular views but also from an enviable location that promises privacy and a serene environment. The home is near motorized and horse trails and sits adjacent to the Flagstaff Urban Trail System. A rare gem located between Forest Highlands and the heart of Flagstaff. An 8 minute drive to downtown. Truly a special opportunity for the most particular clientele.
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Location
Property Details
Parking
- Details: Garage Door Opener, Direct Access, Detached, RV Access/Parking, RV Garage, Garage Faces Side
- Garage Spaces: 13
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 4
Bathroom Information
- # of Baths (Total): 5.0
Interior Features
- # of Stories: 2
- Fireplace: Yes
Exterior Features
- Roof Material: See Remarks
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 11210018D
- Lot Size: 244364 sqft
Property Information
- Property Type: Single Family Residence
- Year Built: 2007
Tax Information
- Annual Tax: $9,862
Utilities
- Water & Sewer: Private, Shared Well
- Heating: Propane
- Cooling: Central Air, Ceiling Fan(s)
Location
- County: Coconino
Listing Details
Investment Summary
- Monthly Cash Flow
- -$12,515
- Cap Rate
- 1.0%
- Cash-on-Cash Return
- -20.4%
- Debt Coverage Ratio
- 0.17
- Internal Rate of Return (5 years)
- -15.7%
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:
| $3,200,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$2,560,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $640,000 |
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:
| $96,000 |
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:
| $736,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 3,980 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $804 |
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:
| $1.26 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $2,560,000 |
|---|---|
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:
| $15,143 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $822 |
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:
| $350 |
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:
| $16,315 |
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:
| $5,000 | $60,000 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$300 | -$3,600 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $4,700 | $56,400 |
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. | 16% | -$822 | -$9,862 |
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% | -$350 | -$4,200 |
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% | -$400 | -$4,800 |
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% | -$250 | -$3,000 |
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% | -$250 | -$3,000 |
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 | 41% | -$2,072 | -$24,862 |
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:
| $2,628 | $31,536 |
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. | -$15,143 | -$181,716 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $12,515 | $150,180 |