$4,950,000
Investment Summary
- Monthly Cash Flow
- -$25,376
- Cap Rate
- 0.0%
- Cash-on-Cash Return
- -26.7%
- Debt Coverage Ratio
- -0.00
- Internal Rate of Return (5 years)
- -21.8%
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
Welcome to your own private coastal retreat—where your backyard is the beach and every day feels like a getaway. This rare, direct beachfront estate on North Manasota Key delivers the ultimate in tranquility, seclusion, and barefoot luxury on one of Florida’s most coveted barrier islands. Tucked within an exclusive, gated community of fewer than 80 homes along a serene two-mile private road, this property offers a lifestyle defined by natural beauty and relaxed elegance. With approximately 135 feet of pristine Gulf frontage and 147 feet on the Bay, all set on more than an acre of land, this elevated haven (rising 15 feet) captures the essence of true coastal living. NO DAMAGE OR WATER INTRUSION IN THE HOUSE FROM HURRICANE HELENE OR MILTON! Step inside to 4,533 square feet of sun-drenched interiors where panoramic water views steal the show. An open-concept layout connects the main living spaces, perfectly designed for hosting and relaxing—whether you’re gathering around the dining table or savoring morning coffee with nothing but sea and sky in view. The chef’s kitchen features generous cabinetry, new Dolomite countertops, ample storage, and windows that frame both the Gulf and the pool, blending indoor comfort with natural inspiration. Just outside, the shell-stone lanai is your private oasis: a heated pool and spa surrounded by lush native gardens, a built-in Wolf grill, skylights for natural light, and a pool bath for added convenience—all just steps from the sand. The home’s thoughtful layout provides separation and privacy for family and guests. Two ensuite bedrooms on the ground floor are positioned in their own wings, while a flexible third ensuite—currently used as a den—can easily become a fourth bedroom, also having a large storage closet and beautiful Gulf views. Upstairs, the spacious master suite is a peaceful retreat with stunning beach and bay views, with a two-sided fireplace, sitting area, spa-like bath, and a private Brazilian walnut wood deck overlooking the Gulf. A second covered balcony on the bay side and a refined office with custom built-ins round out the upper level. Meandering stone paths wind through lush, newly landscaped grounds adorned with vibrant orchids and native palms, guiding you to a brand new beach walk-out and your own secluded stretch of sand. A thoughtfully engineered sand berm provides vital protection against beach erosion, offering peace of mind and preserving your pristine shoreline for years to come. Along the way, discover multiple shaded and open-air sitting areas—perfect for morning coffee, sunset views, or simply soaking in the serenity of this coastal haven. Here, you can stroll the shoreline in search of seashells and shark’s teeth, watch dolphins play at sunset, or simply unwind with your toes in the sand. On the bay side, your recently resurfaced private dock (2024) and upgraded 10,000 lb boat lift (2023) offer endless opportunities for boating, fishing, or paddleboarding. Though it feels a world away, you're just minutes from golf, tennis, dining, boutique shopping, and top-rated schools. This is more than a home—it’s a beachfront sanctuary, where life slows down and every day feels like a vacation.
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Location
Property Details
Parking
- Description: Attached Garage
- Details: Driveway, Garage Door Opener, Off Street, Other, Oversized, Attached
- Garage Spaces: 3
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 4
Bathroom Information
- # of Baths (Full): 4
- # of Baths (Partial): 1
- # of Baths (Total): 5.0
Interior Features
- # of Rooms: 12
- # of Stories: 2
- Basement Description: Crawl Space
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Roof Type: Hip
- Roof Material: Metal
- Pool: Yes
HOA
- Has HOA: Yes
- Association: Gordon Vossler
- HOA Fee: $1,500/annually
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 0474170001
- Lot Size: 49493 sqft
Property Information
- Property Type: Single Family Residence
- Style: Custom
- Year Built: 2004
Tax Information
- Annual Tax: $44,274
Utilities
- Water & Sewer: Public
- Heating: Heat Pump
- Cooling: Central Air, Zoned
Location
- County: Sarasota
Listing Details
Investment Summary
- Monthly Cash Flow
- -$25,376
- Cap Rate
- 0.0%
- Cash-on-Cash Return
- -26.7%
- Debt Coverage Ratio
- -0.00
- Internal Rate of Return (5 years)
- -21.8%
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:
| $4,950,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$3,960,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $990,000 |
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:
| $148,500 |
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:
| $1,138,500 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 4,533 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $1,092 |
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:
| $1.21 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $3,960,000 |
|---|---|
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:
| $25,356 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $3,690 |
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:
| $385 |
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:
| $29,431 |
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:
| $5,500 | $66,000 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$330 | -$3,960 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $5,170 | $62,040 |
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. | 67% | -$3,690 | -$44,274 |
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% | -$385 | -$4,620 |
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% | -$440 | -$5,280 |
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% | -$275 | -$3,300 |
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% | -$275 | -$3,300 |
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. | 2% | -$125 | -$1,500 |
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 | 94% | -$5,190 | -$62,274 |
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:
| -$20 | -$240 |
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. | -$25,356 | -$304,272 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | -$25,376 | -$304,512 |