$1,200,000
Investment Summary
- Monthly Cash Flow
- -$3,333
- Cap Rate
- 2.8%
- Cash-on-Cash Return
- -14.5%
- Debt Coverage Ratio
- 0.46
- Internal Rate of Return (5 years)
- -10.0%
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
Seize the chance to own a magnificent Florida-style gulf-access, pool home, 2.8 acres on private Alligator Creek. This is your exclusive paradise! **CAR ENTHUSIASTS! This luxury property boasts a 6+ car garage/steel building. The 32x46 steel workshop, recently added is a stellar place for your workshop, enough room for car lifts, toys, and even RVs. Store your most prized collectible cars, recreational vehicles, workshop equipment, or anything you can imagine with peace of mind. This huge space has ample storage, lighting, electrical, and even an office built inside! The rear garage door to the front door connects your driveway to the additional covered parking in the rear of the property! Imagine relaxing on your wraparound front porch, surrounded by majestic oak trees in the highly sought-after Punta Gorda area. This remarkable residence boasts nearly 2,800 square feet of luxurious living space and a total of 5,433 square feet, providing ample room for you and your loved ones. Not to mention, it is like living on your own private island with three sides of your land surrounded by water! The main home features three spacious bedrooms plus a dedicated office, making it perfect for both family living and entertaining. The inviting family room with a warm inviting fireplace, ideal for hosting memorable gatherings. Picture yourself in a large kitchen that showcases an island, two sinks, and a commercial gas stove, all while enjoying breathtaking views of your stunning property. Among its many impressive attributes, this home includes a 500-gallon propane tank to power the tankless hot water heater, stove, and fireplace. Enjoy the convenience of a central vacuum system throughout, and retreat to the luxurious master suite, featuring a generous walk-in closet and a beautifully remodeled bath. With two newer air conditioning units and spray foam insulation, you’ll experience comfort year-round. As you step through the front door, you are greeted by a welcoming foyer. To your right, you'll find the expansive master bedroom and a private, magical en-suite bathroom. Continuing through the home, you’ll discover a cozy family room, a spacious kitchen, a dedicated office, a formal dining room, and a practical laundry room. Upstairs, two more guest bedrooms, a newly updated bathroom, and a charming sitting area or extra loft space await your guests. The outdoor space offers a fantastic entertaining area around the pool, with brand new decking just completed in 2025, accessing your wrap around porch from the back of the home all the way to the front of the home, and encompasses 2.8 acres of serene land along Alligator Creek, which flows directly to the Gulf. A kayak launch is perfectly nestled on the side yard, for your exploration afternoons! If you have any furry friends, they will have their own house to enjoy, already built in the backyard, with its own fenced-in area. And last but not least, the adorable treehouse, made with materials from the main home to match. What a great place to hide out, have an additional office space, she-shed, or a night under the stars. Don’t let this opportunity slip away, this property is unparalleled to anything you have yet to see!
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Location
Property Details
Parking
- Description: Detached Garage
- Details: Boat, Covered, Driveway, Open, Other, Oversized, Parking Pad, RV Garage, RV Access/Parking, Workshop in Garage
- Garage Spaces: 6
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 3
Bathroom Information
- # of Baths (Full): 2
- # of Baths (Total): 3.0
Interior Features
- # of Rooms: 9
- # of Stories: 2
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Siding (Alum/Vinyl)
- Foundation: Other
- Roof Material: Metal
- Pool: Yes
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 412328226002
- Lot Size: 121196 sqft
Property Information
- Property Type: Single Family Residence
- Year Built: 1996
Tax Information
- Annual Tax: $7,636
Utilities
- Water & Sewer: Private, Public, Well
- Heating: Central, Electric
- Cooling: Central Air
Location
- County: Charlotte
Listing Details
Investment Summary
- Monthly Cash Flow
- -$3,333
- Cap Rate
- 2.8%
- Cash-on-Cash Return
- -14.5%
- Debt Coverage Ratio
- 0.46
- Internal Rate of Return (5 years)
- -10.0%
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:
| $1,200,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$960,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $240,000 |
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:
| $36,000 |
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:
| $276,000 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 2,758 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $435 |
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:
| $1.81 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $960,000 |
|---|---|
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:
| $6,147 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $636 |
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:
| $7,133 |
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. | 13% | -$636 | -$7,636 |
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 | 38% | -$1,886 | -$22,636 |
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:
| $2,814 | $33,768 |
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. | -$6,147 | -$73,764 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $3,333 | $39,996 |