$1,960,000
Investment Summary
- Monthly Cash Flow
- -$8,084
- Cap Rate
- 1.2%
- Cash-on-Cash Return
- -21.5%
- Debt Coverage Ratio
- 0.19
- Internal Rate of Return (5 years)
- -16.8%
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 this stunning, custom-built estate, nestled on over six private, gated acres atop a picturesque ridge. This exquisite home, built in 2023, offers nearly 4,000 square feet of refined living space, seamlessly blending high-end design, privacy, and breathtaking views. As you approach, a grand gated entrance with keypad and remote control entry sets the tone for this remarkable property. A beautifully designed walkway leads you to an elegant front door and rocking chair front porch, where you'll step into an inviting entryway framed by real brick accents that continue throughout the home. Inside, the open-concept living room is a masterpiece, featuring a stunning stacked stone fireplace with a custom cedar mantel, complemented by matching cedar ceiling accents and built-in custom shelving that adds charm and functionality. The master suite is a true retreat, boasting a spacious sitting area perfect for unwinding. Its en-suite bathroom is a showstopper, featuring a freestanding soaking tub, an oversized walk-in man cave shower, and nothing but the finest high-end finishes, creating an atmosphere of pure relaxation. The spare bedrooms are just as thoughtfully designed, each with beautiful accent walls that add class and character, making every space feel unique and inviting. The expansive man cave is an entertainer's dream, featuring its own kitchen and bar area, making it the perfect spot for hosting guests, watching the big game, playing pool, or simply unwinding in style. The laundry room is equally impressive, offering ample space for folding, ironing, and storage, complete with tons of countertop space and an abundance of cabinets to keep everything organized and within reach. A thoughtfully designed entryway leads into the laundry room, featuring custom built-ins that create a seamless transition from the garage welcoming space to sit down, take off your shoes, and unwind after a long day. The main home features a spacious three-car garage, consisting of a two-car bay and an additional single-bay door. One of the estates most impressive features is the custom-designed pool, complete with built-in barstools, a tanning ledge, and captivating water features. In addition to the outdoor kitchen and covered grilling area beneath a stunning lanai-style deck, there is also a separate pavilion offering even more space for entertaining, complete with a covered seating area, making it the perfect place to relax in the shade or host guests in a comfortable, open-air setting. As you unwind by the pool, you'll feel as if you're perched among the treetops, taking in unmatched sunrise views over the backyard and breathtaking sunsets from the front of the home. After the sun sets, nature surrounds you with the gentle sounds of birds and even a sweet family of wildlife that has made a home in one of the trees nearby. You can sit back, close your eyes, and fully embrace your private paradise. In addition to the main residence, this estate boasts a detached carriage house/garage spanning over 3,500 square feet, complete with a finished apartment suite above. This beautifully designed apartment features quartz countertops and cedar accents, mirroring the luxurious finishes of the main home. It also includes a private covered porch, perfect for relaxing while taking in the peaceful surroundings. No detail has been left untouched, making it an ideal retreat for guests, an in-law suite, or additional rental potential. This extraordinary property is located within one of Georgia's top-rated school districts and unbeatable convenience, with easy access to Gainesville, Dawsonville, Lake Lanier, premier golf courses, fine dining, shopping, and entertainment all within 15 minutes. This is the perfect blend of luxury, privacy, and tranquility. If you're searching for a masterfully designed retreat, this is the home for you. Schedule your private tour today and experience this extraordinary property for yourself!
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Location
Property Details
Parking
- Description: Attached, Detached, Garage, Garage Door Opener, Kitchen Level, RV/Boat Parking, Storage
- Details: Attached, Detached, Garage, Garage Door Opener, Kitchen Level, Storage, Boat
- Garage Spaces: 6
- Spaces Total: 6
Bedroom Information
- # of Bedrooms: 5
Bathroom Information
- # of Baths (Full): 4
- # of Baths (Partial): 1
- # of Baths (Total): 0.0
Interior Features
- # of Stories: 1
- Basement Description: None
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Siding (Alum/Vinyl)
- Foundation: Slab
- Roof Material: Composition, Metal
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 280058
- Lot Size: 0 sqft
Property Information
- Property Type: Single Family Residence
- Style: Craftsman
- Year Built: 2023
Tax Information
- Annual Tax: $12,955
Utilities
- Water & Sewer: Public
- Heating: Central, Electric
- Cooling: Ceiling Fan(s), Central Air
Location
- County: Forsyth
Listing Details
Investment Summary
- Monthly Cash Flow
- -$8,084
- Cap Rate
- 1.2%
- Cash-on-Cash Return
- -21.5%
- Debt Coverage Ratio
- 0.19
- Internal Rate of Return (5 years)
- -16.8%
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:
| $1,960,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$1,568,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $392,000 |
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:
| $58,800 |
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:
| $450,800 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 5,046 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $388 |
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:
| $0.87 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $1,568,000 |
|---|---|
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:
| $10,040 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $1,080 |
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:
| $308 |
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:
| $11,428 |
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:
| $4,400 | $52,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$264 | -$3,168 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $4,136 | $49,632 |
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. | 25% | -$1,080 | -$12,955 |
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% | -$308 | -$3,696 |
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% | -$352 | -$4,224 |
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% | -$220 | -$2,640 |
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% | -$220 | -$2,640 |
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 | 50% | -$2,180 | -$26,155 |
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:
| $1,956 | $23,472 |
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. | -$10,040 | -$120,480 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $8,084 | $97,008 |