$1,849,000
Investment Summary
- Monthly Cash Flow
- -$5,429
- Cap Rate
- 2.2%
- Cash-on-Cash Return
- -15.3%
- Debt Coverage Ratio
- 0.38
- Internal Rate of Return (5 years)
- -10.8%
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
Surround yourself with exceptional quality and stunning views in every direction. This residence is an end-unit townhome in Northpoint Estates, a gated community coveted for its hillside location in the Upper Aves neighborhood just minutes from downtown Salt Lake City. Offering expansive main-level living flooded with natural light, this property has all the spaciousness and privacy you would expect in a single family home and with some of the most outstanding panoramic views to be had from anywhere in the city. From the Great Salt Lake and Antelope Island to downtown and the State Capitol, the views capture the entire Salt Lake Valley and the Oquirrh and Wasatch Mountain Ranges that surround it. The home's layout was custom-configured during a comprehensive, down-to-the-studs remodel in 2022. No detail was overlooked, with every single element replaced and upgraded with the highest level of craftsmanship and exceptional materials. The transformation includes a new roof with new skylights, all-new Windsor windows and exterior doors, and new Trex decks with custom metal railings. All essential systems-plumbing, electrical, mechanicals and even the sewer and water lines-have been completely replaced. Premium upgrades include 5/8" drywall and sheetrock throughout with a Level 5 finish, Rockwool and blown foam insulation for enhanced fire resistance and sound deadening, a reverse osmosis water filtration system, epoxy garage floors, a new gas fireplace, a main-level laundry area, and a downstairs wet bar outfitted with Sub-Zero refrigerators and dual dishwasher drawers. The kitchen is a masterpiece of custom walnut cabinetry, Thermador appliances, and a beautiful view toward the Great Salt Lake. There are excellent storage solutions throughout that you rarely find in a townhome, including functional attic space and multiple walk-in storage closets. The Northpoint Estates HOA has a community pool, tennis court, and clubhouse that are less than 100 yards from your door, and they also oversee all common area maintainence. This residence has four outdoor living areas to enjoy Salt Lake's desirable climate, and you also have immediate access to the beautiful open hillsides that surround Salt Lake City via the Bonneville Shoreline trail system. Offering nearly brand-new, low-maintenance, main-level living with stunning views and interiors, this Northpoint Estates residence is a truly one-of-a-kind opportunity to experience the best of Salt Lake City.
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Location
Property Details
Parking
- Description: Parking: Uncovered
- Details: Attached
- Garage Spaces: 2
- Spaces Total: 4
Bedroom Information
- # of Bedrooms: 4
Bathroom Information
- # of Baths (Full): 2
- # of Baths (Partial): 2
- # of Baths (Total): 5.0
Interior Features
- # of Rooms: 16
- # of Stories: 2
- Basement: Yes
- Basement Description: Daylight, Full, Walk-Out Access
- Fireplace: Yes
Exterior Features
- Roof Material: Asphalt
- Pool: Yes
HOA
- Has HOA: Yes
- Association: PMS-Ashley Miller
- HOA Fee: $990/monthly
Land Information
- Land Use: Residential
- Land Use Subtype: Condominium Unit
Lot Information
- Parcel ID: 0930452013
- Lot Size: 435 sqft
Property Information
- Property Type: Townhouse
- Style: Townhouse; Row-end
- Year Built: 1982
Tax Information
- Annual Tax: $7,886
Utilities
- Heating: Central, Natural Gas, Forced Air, Hot Water
- Cooling: Ceiling Fan(s), Central Air
Location
- County: Salt Lake
Listing Details
Investment Summary
- Monthly Cash Flow
- -$5,429
- Cap Rate
- 2.2%
- Cash-on-Cash Return
- -15.3%
- Debt Coverage Ratio
- 0.38
- Internal Rate of Return (5 years)
- -10.8%
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:
| $1,849,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,479,200 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $369,800 |
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:
| $55,470 |
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:
| $425,270 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 3,924 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $471 |
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:
| $1.83 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,479,200 |
|---|---|
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:
| $8,750 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $657 |
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:
| $504 |
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:
| $9,911 |
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:
| $7,200 | $86,400 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$432 | -$5,184 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $6,768 | $81,216 |
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. | 9% | -$657 | -$7,886 |
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% | -$504 | -$6,048 |
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% | -$576 | -$6,912 |
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% | -$360 | -$4,320 |
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% | -$360 | -$4,320 |
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. | 14% | -$990 | -$11,880 |
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 | 48% | -$3,447 | -$41,366 |
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:
| $3,321 | $39,852 |
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. | -$8,750 | -$105,000 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $5,429 | $65,148 |