$310,000
Investment Summary
- Monthly Cash Flow
- -$537
- Cap Rate
- 4.1%
- Cash-on-Cash Return
- -9.0%
- Debt Coverage Ratio
- 0.66
- Internal Rate of Return (5 years)
- -4.8%
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
Southern charm, acreage, and modern comfort-welcome to 5555 Carlton Ln, Garfield, GA in Bulloch County's peaceful Carlton Oaks community! This move-in ready 3BR/2BA brick-front ranch (vinyl siding on all other sides for low-maintenance living) is set on 5 level, usable acres, offering the privacy you crave with convenience just minutes away. Original owners have lovingly maintained this home, and it's ready for you to start the school year or football season in style-only 15 minutes to Portal schools, downtown Statesboro, Georgia Southern University, and Eagles football at Paulson Stadium. Step inside to 1,388 sq ft of thoughtfully designed, single-level living. The open-concept family room boasts vaulted ceilings, abundant natural light, and a cozy wood-burning fireplace-perfect for fall game days or family movie nights. The spacious kitchen is a chef's delight, featuring a sunny breakfast nook, generous cabinetry, a walk-in pantry, and ALL appliances included: refrigerator, oven/range, microwave, dishwasher, washer, and dryer. Your private primary suite is a true retreat with tray ceiling, walk-in closet, and spa-like bath: dual vanities, soaking tub, separate walk-in shower, and dedicated makeup station. Two additional bedrooms offer flexible space for guests, a home office, or hobbies. A second full bath with tub/shower combo ensures everyday comfort. The laundry closet is conveniently located in the kitchen, with pull-down attic stairs for extra storage. Major upgrades include a NEW RunTru by Trane HVAC system (July 2025), A.O. Smith ProMax 40-gallon water heater, ADT security system, deep private well (no city water bills), on-site septic, high-speed internet availability, and energy-efficient windows. The two-car attached garage is complemented by an extra parking pad and a circular dual-entrance driveway for easy guest access. Outdoor living shines here: enjoy your screened back porch overlooking sprawling acreage-ideal for morning coffee, evening suppers, or watching the leaves change. The property includes a storage shed and plenty of space for pets, gardening, play, or even a future workshop or barn. With no HOA and low Bulloch County taxes, you can bring your chickens, hobbies, or small business ideas. BONUS: The vinyl siding and driveway have been freshly pressure washed by fellow Weichert, Realtors - Webb & Associates agent Jim Gantt, owner of Super Painting (see flyer in associated docs)-ensuring the exterior is spotless and ready for move-in. Zoned for Portal Elementary, Portal Middle, and Portal High Schools (bus service available), this property offers the perfect blend of rural serenity and proximity to everyday needs. Quick access to US Hwy 25 makes commuting to Statesboro, Savannah, or the Hyundai Metaplant in Ellabell a breeze. Just minutes from small-town charm in Portal, historic Garfield, and local amenities like Mill Creek Park, Splash in the Boro, and area shopping and dining. Whether you're looking for your forever home, a peaceful retreat from city life, or an investment in Southeast Georgia's growing market, 5555 Carlton Ln delivers timeless Southern appeal, comfort, and room to grow. Start the season off right-this home is ready for tailgates, holiday gatherings, and new memories. Take the complete tour online! View the full listing, immersive 3D Matterport interior tour, and exterior drone video at https://myre.io/0uCGKRuNHK. Contact Julie Mock, REALTOR (GA Lic #430345), Weichert, Realtors - Webb & Associates at 912-420-1663 to schedule your private showing. Equal Housing Opportunity. | https://SoutheastGaRealEstate.com
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Location
Property Details
Parking
- Description: Garage
- Details: Attached, Garage, Garage Door Opener, Kitchen Level, Parking Pad
- Garage Spaces: 0
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 3
Bathroom Information
- # of Baths (Full): 2
- # of Baths (Total): 2.0
Interior Features
- # of Rooms: 10
- # of Stories: 1
- Basement Description: None
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Siding (Alum/Vinyl)
- Foundation: Slab
- Roof Type: Hip
- Roof Material: Composition
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 025004016
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Brick Front, Ranch
- Year Built: 2006
Tax Information
- Annual Tax: $2,295
Utilities
- Water & Sewer: Private, Well
- Heating: Central
- Cooling: Central Air
Location
- County: Bulloch
Listing Details
Investment Summary
- Monthly Cash Flow
- -$537
- Cap Rate
- 4.1%
- Cash-on-Cash Return
- -9.0%
- Debt Coverage Ratio
- 0.66
- Internal Rate of Return (5 years)
- -4.8%
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:
| $310,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$248,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $62,000 |
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:
| $9,300 |
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:
| $71,300 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 1,388 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $223 |
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:
| $1.30 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $248,000 |
|---|---|
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:
| $1,588 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $191 |
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:
| $126 |
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:
| $1,905 |
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:
| $1,800 | $21,600 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$108 | -$1,296 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $1,692 | $20,304 |
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. | 11% | -$191 | -$2,296 |
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% | -$126 | -$1,512 |
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% | -$144 | -$1,728 |
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% | -$90 | -$1,080 |
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% | -$90 | -$1,080 |
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 | 36% | -$641 | -$7,696 |
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:
| $1,051 | $12,612 |
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. | -$1,588 | -$19,056 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $537 | $6,444 |