$3,750,000
Investment Summary
- Monthly Cash Flow
- -$16,072
- Cap Rate
- 1.0%
- Cash-on-Cash Return
- -22.4%
- Debt Coverage Ratio
- 0.16
- Internal Rate of Return (5 years)
- -17.6%
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
Luxury Living in Lake Nona Golf & Country Club 9589 Blandford Road | 6,101 SF | 5 Beds | 6.5 Baths | Theater | Golf & Pond Views Perfectly positioned in the renowned Lake Nona Golf & Country Club, this reimagined 6,101-square-foot Mediterranean estate seamlessly blends timeless elegance with modern sophistication. With sweeping golf course and tranquil pond views, this meticulously crafted residence invites you to experience the pinnacle of luxury living. From the moment you arrive, the home makes a lasting impression with a grand stone paver driveway, striking fountain centerpiece, and lush, manicured landscaping. Inside, a dramatic two-story foyer with a sweeping staircase and sun-drenched interiors welcomes you to a space where architectural design and quality craftsmanship converge. This exceptional estate offers five spacious bedrooms and six full bathrooms plus one half bath, including a luxurious first-floor primary suite featuring spa-inspired finishes, expansive walk-in closets, and peaceful views of the private outdoor oasis. A main-level guest suite provides flexible accommodations ideal for multigenerational living or long-term guests. Designed for comfort and convenience, the home also features a private theater room for immersive entertainment, and an oversized executive office perfect for working from home. Formal and casual living spaces flow effortlessly throughout, adorned with custom millwork, designer finishes, and thoughtful attention to every detail. At the heart of the home lies the gourmet chef’s kitchen, equipped with top-of-the-line appliances, a large center island, custom cabinetry, and a spacious walk-in pantry. The open-concept design connects the kitchen to the living and dining areas and extends seamlessly to the outdoors—perfect for both intimate family gatherings and large-scale entertaining. Step outside to enjoy a resort-style pool and spa, surrounded by a covered lanai with a fully equipped summer kitchen, ideal for year-round outdoor living. Additional amenities include a four-car garage plus a dedicated golf cart garage, and a whole-house generator for added peace of mind. Ideally located just minutes from Orlando International Airport, Lake Nona Medical City, USTA National Campus, Boxi Park, and top-rated A-schools, this property also offers easy access to the 417 Greeneway and 528 Beachline. 9589 Blandford Road is more than a home—it’s a lifestyle. Set in one of Central Florida’s most coveted gated communities, this is a rare opportunity to own a custom estate where luxury, privacy, and convenience meet. Don’t miss out on this unique offering—schedule your private tour today.
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Location
Property Details
Parking
- Description: Circular Driveway, Driveway, Garage Door Opener, Garage Faces Side, Golf Cart Garage, Split Garage
- Details: Circular Driveway, Covered, Driveway, Garage Door Opener, Garage Faces Side, Golf Cart Garage, Guest, Off Street, Oversized, Garage, Workshop in Garage, Attached
- Garage Spaces: 4
- Spaces Total: 0
Bedroom Information
- # of Bedrooms: 5
Bathroom Information
- # of Baths (Full): 6
- # of Baths (Partial): 1
- # of Baths (Total): 7.0
Interior Features
- # of Rooms: 11
- # of Stories: 2
- Fireplace: Yes
Exterior Features
- Exterior Walls Materials: Stucco
- Foundation: Slab
- Roof Type: Gable or Hip
- Roof Material: Tile
- Pool: Yes
HOA
- Has HOA: Yes
- Association: Julie Childs
- HOA Fee: $2,025/quarterly
Land Information
- Land Use: Residential
- Land Use Subtype: Single Family Residential
Lot Information
- Parcel ID: 072431475100240
- Lot Size: 25244 sqft
Property Information
- Property Type: Single Family Residence
- Style: Custom, Mediterranean
- Year Built: 2006
Tax Information
- Annual Tax: $36,233
Utilities
- Water & Sewer: Public
- Heating: Central
- Cooling: Central Air
Location
- County: Orange
Listing Details
Investment Summary
- Monthly Cash Flow
- -$16,072
- Cap Rate
- 1.0%
- Cash-on-Cash Return
- -22.4%
- Debt Coverage Ratio
- 0.16
- Internal Rate of Return (5 years)
- -17.6%
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:
| $3,750,000 |
|---|---|
Amount FinancedThe amount of the purchase financed through a loan. Amount financed:
| -$3,000,000 |
Down paymentThe initial payment made towards the purchase. Down payment:
| $750,000 |
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:
| $112,500 |
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:
| $862,500 |
Square Feet (SQFT)The total square footage of the property. Square feet:
| 6,101 |
Cost Per Square FootCost per square foot of the property. Calculation:Purchase Price / Square Feet Cost per square foot:
| $615 |
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:
| $1.62 |
Financing Details
Loan AmountThe total sum of money borrowed from a lender to finance a property purchase. Calculation:Purchase Price - Down Payment
Loan amount:
| $3,000,000 |
|---|---|
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:
| $19,209 |
Property TaxesAnnual taxes levied by local governments on real estate properties. These taxes fund public services like schools, roads, and emergency services.
Property tax:
| $3,019 |
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:
| $693 |
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:
| $22,921 |
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:
| $9,900 | $118,800 | |
Vacancy LossExpected loss of rent due to vacancies.
Vacancy loss:
(6%)
| 6% | -$594 | -$7,128 |
Operating IncomeGross rental income minus vacancy loss. Calculation:Gross rent - Vacancy loss
Operating income:
| $9,306 | $111,672 |
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. | 30% | -$3,019 | -$36,233 |
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% | -$693 | -$8,316 |
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% | -$792 | -$9,504 |
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% | -$495 | -$5,940 |
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% | -$495 | -$5,940 |
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. | 7% | -$675 | -$8,100 |
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 | 62% | -$6,169 | -$74,033 |
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:
| $3,137 | $37,644 |
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. | -$19,209 | -$230,508 |
Cash FlowNet Operating Income (NOI) minus mortgage payments. Calculation:NOI - Mortgage Payments | $16,072 | $192,864 |