$3,250,000
Investment Summary
- Monthly Cash Flow
- -$13,804
- Cap Rate
- 1.1%
- Cash-on-Cash Return
- -22.2%
- Debt Coverage Ratio
- 0.17
- Internal Rate of Return (5 years)
- -17.4%
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
The Ultimate Cape Harbour Estate for Boating, Yachting, RV, and Car Enthusiasts. Located behind Gate 3 in the prestigious Estates of Harbour Preserve, this luxury waterfront property offers 300 feet of deepwater frontage, 150 feet of yacht slip space with dockside full bathroom and accommodations, and two high-capacity boat lifts (36,000 lbs and 15,000 lbs). Enjoy fast, unrestricted Gulf access to Boca Grande, Captiva, Useppa, and world-famous beaches. Take the Okeechobee Waterway to Florida’s East Coast, the Bahamas, and beyond. This estate also features a rare 42-foot AC RV garage for a motorcoach, multiple cars, or collectible vehicles. Garage space to accommodate up to 8 cars with lift systems. Built like a bunker! This 3-story home was built by bespoke luxury home builder PGI Homes, constructed to commercial standards with concrete floors and walls, impact-rated doors and windows, a whole-home fire suppression system, and a full 3-floor elevator. The open floor plan showcases soaring ceilings (up to 2 and 3 stories high), custom hardwood, imported Travertine floors from Turkey, new carpet, new paint, mosaic ceiling accents, custom lighting & chandelier, and a handcrafted spiral staircase w/ gold leaf detailing. A gourmet kitchen with Viking gas range, custom wood cabinetry, a butler pantry, and a wet bar flows into spacious living & dining areas. Wow your guests with a formal dining room with a dramatic 3-story ceiling and 3-tier chandelier, a private wine cellar, multiple elegant living spaces, and expansive waterfront balconies and breathtaking views. 1st-floor master bedroom with stunning coffered ceiling, seating area overlooking the water, and private entrance to the yacht slip/dock. The master bathroom offers a resort-spa experience, dual vanities, a massive walk-in shower with a hidden private 6-person Jacuzzi, soaring 2-story ceilings, and a TV. Expansive walk-in closet includes hidden safes along with built-ins ideal to showcase fine clothing, shoes, and handbags. Outdoor kitchen, heated salt-water pool and spa, and intersecting canal & basin views. Several en-suite guest bedrooms and balconies upstairs, along with a rare 3rd-floor bedroom with views of the preserve, river, and even Sanibel in the distance. Used as a grand private office, but can be a bedroom. 4th floor rooftop terrace with the most breathtaking views of the city, river, and barrier islands! Imagine sipping a cocktail from one of the highest residential decks in the city, watching the skyline light up with fireworks on New Year’s Eve. The 2-story guest house has a full kitchen, a living room, a bedroom, two full baths, and a private balcony. Perfect for guests, caretaker, mother-in-law suite, or extended family. A true boating crossroads positioned for adventures to the Florida Keys, Gulf Coast, and beyond. SELLER FINANCING AVAILABLE! Waterfront dining includes Rumrunners, Fathoms Waterside, Oyster Bar, and The French Press—all offering water views and live music.
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Location
Property Details
Parking
- Description: Attached, Covered, Driveway, Garage, Paved, RvAccessParking, TwoSpaces, GarageDoorOpener
- Details: Attached, Driveway, Garage, Paved, RV Access/Parking, Garage Door Opener
- Garage Spaces: 5
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 6
Bathroom Information
- # of Baths (Full): 7
- # of Baths (Partial): 2
- # of Baths (Total): 9.0
Interior Features
- # of Stories: 3
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Roof Type: IRR/Cathedral
- Roof Material: Tile
- Pool: Yes
- Pool Community: Yes
HOA
- Has HOA: Yes
- Additional HOA Fee: $268/monthly
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 214523C100102.0790
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Multi Level
- Year Built: 2008
Tax Information
- Annual Tax: $37,178
Utilities
- Water & Sewer: Public
- Heating: Central, Electric, Zoned
- Cooling: Central Air, Electric, Zoned
Location
- County: Lee
Listing Details
Investment Summary
- Monthly Cash Flow
- -$13,804
- Cap Rate
- 1.1%
- Cash-on-Cash Return
- -22.2%
- Debt Coverage Ratio
- 0.17
- Internal Rate of Return (5 years)
- -17.4%
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:
| $3,250,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$2,600,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $650,000 |
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:
| $97,500 |
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:
| $747,500 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 7,770 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $418 |
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:
| $1.16 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $2,600,000 |
|---|---|
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:
| $16,648 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $3,098 |
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:
| $630 |
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:
| $20,376 |
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:
| $9,000 | $108,000 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$540 | -$6,480 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $8,460 | $101,520 |
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. | 34% | -$3,098 | -$37,178 |
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% | -$630 | -$7,560 |
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% | -$720 | -$8,640 |
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% | -$450 | -$5,400 |
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% | -$450 | -$5,400 |
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. | 3% | -$268 | -$3,216 |
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 | 62% | -$5,616 | -$67,394 |
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:
| $2,844 | $34,128 |
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. | -$16,648 | -$199,776 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | -$13,804 | -$165,648 |