Property Report :

1466 Dolcetto Trce NW Unit 18, Kennesaw, GA 30152

Real Estate Analysis

Created on: Apr 15, 2025

Author: Brian kirkpatrick

1466 Dolcetto Trce NW Unit 18, Kennesaw, GA 30152

Condominium: 3 bedrooms , 3.5 bathrooms

Year built: 2006, Size: 1992 SF

Investment strategy: Rental Property

Purchase Price$ 319,999

Rent$ 2,300/mo

Monthly Cash Flow$ 214

Cash on Cash Return1.51 %

Financial Analysis

Cash on Cash Return	1.51 %
Internal Rate of Return (IRR)	8.40 %
Capitalization Rate	6.20 %
Gross Rent Multiplier (GRM)	11.59
Debt-coverage Ratio (DCR)	1.15
Operating Expense Ratio (OER)	22.75 %

Financial Breakdown

Purchase Price	$ 319,999
Purchase Costs	$ 5,000
Repair/Construction Costs	$ 5,000
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 329,999
Financing	$ 160,000
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 169,999
Cash at Closing Cash at Closing This number includes down payment and loan points. Cash at Closing This number includes down payment and loan points.	$ 160,000
Cash During Rehab Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction. Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction.	$ 9,999

Operating Analysis

Rent	$ 2,300/mo
Gross Operating Income (GOI)	$ 25,668
Total Expenses	$ 5,839
Net Operating Income (NOI)	$ 19,829
Annual Debt Service	$ 17,257
Cash Flow Before Taxes (CFBT)	$ 2,572
Income Tax Liability	$ -120
Cash Flow After Taxes (CFAT)	$ 2,692

PRICED TO SELL. Welcome home! A wonderful opportunity nestled in Landings at Kennesaw Mountain Community in Atlanta. This well maintained, close to brand-new traditional 3-story townhome offers 3 bedrooms and 3.5 bathrooms. This beautiful floor plan is modern and open, and has elegant design with a large island in the gourmet kitchen. This home also features owner's bedroom with sitting area and desirable over-sized bed. Updated lighting fixtures, countertops, and new paint all throughout. Amenities to offer are pool, private walking trails, club house, sidewalks, and guest parking. Conveniently located near Kennesaw Mountain, KSU, Whole Foods, restaurants, bike trails, shopping centers, and other major services. BE PREPARED TO FALL IN LOVE. This one is a must-see! Ask about the 100% lender financing options available. Broker Bonus for offer accepted and closed before 12/30/22.

Purchase Price	$ 319,999
Address	1466 Dolcetto Trce NW Unit 18 , Kennesaw, 30152, GA
MLS^® #	7150383
Listing Agent	Plush Properties Group
Listing Broker	Keller Williams Rlty-Ptree Rd
Year Built	2006
Type	Condominium
Size	1992 SF
Bedrooms	3
Bathrooms	3.5

Property History

Date	Price	Change	Event
5/17/2022
7/19/2006

1466 Dolcetto Trce NW Unit 18 Kennesaw, GA 30152

$ 2,300

Rent
Condominium

Bldg type
1,992

SqFt
3

Beds
3.5

Baths

Your rent is reasonable for the area.

Average

$ 2,271

Median

$ 2,220

25th %

$ 2,103

75th %

$ 2,439

You can edit, sort, drag and reorder suggested comps below. Select the comps you want to include in the report. You can also add comps manually.

Property address	Similarity	Distance	Beds	Baths	SqFt	Date Listed	Bldg type	Rent
1913 Lake Heights Cir NW	89%	1.2mi	3	2.5	1,996	11/27/2022	Condo	$ 2,300
1425 Ferocity Ridge Way NW, Unit 1	80%	1.1mi	3	3.5	2,000	10/13/2022	Townhouse	$ 2,400
1760 Oakbrook Ln NW, Unit 10	76%	0.9mi	3	3	2,200	7/22/2022	Single Family	$ 2,400
1950 Lake Heights Cir NW, Unit 18	75%	1.1mi	3	2.5	1,981	12/30/2022	Townhouse	$ 2,100
2426 Emberwood Ct NW	75%	2.8mi	3	3	1,984	12/30/2022	Single Family	$ 2,200
1901 Lake Heights Cir NW	75%	1.2mi	3	2.5	1,981	7/8/2022	Single Family	$ 2,295
533 Briarfield Xing NW	75%	2.9mi	3	3	2,000	11/21/2022	Single Family	$ 1,500
2925 Carrie Farm Rd NW	74%	2.8mi	3	3	1,930	8/24/2022	Single Family	$ 2,350
2130 Cosette Ln	74%	3.0mi	3	3.5	2,300	7/17/2022	Townhouse	$ 3,400
2856 Boone Dr NW, Unit A	73%	3.0mi	3	3.5	2,379	12/26/2022	Townhouse	$ 2,800

Comps selected: 0

Annual Property Operating Data

Incomes		% of GOI
Gross Scheduled Income Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents. Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents.	$ 27,600
Total Gross Income	$ 27,600
Vacancy loss Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants. Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants.	$ 1,932
Gross Operating Income Gross Operating Income (GOI) An actual income which is expected to be collected in the property. Gross Operating Income (GOI) An actual income which is expected to be collected in the property.	$ 25,668	100.00 %
Expenses Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation). Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation).
Association fees	$ 3,960	15.43 %
Property tax	$ 823	3.21 %
Insurance	$ 1,056	4.11 %
Total Expenses	$ 5,839	22.75 %
Net Operating Income Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses. Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses.	$ 19,829	77.25 %

Cash Flow (Year 1)

Net Operating Income	$ 19,829	77.25 %
Annual Debt Service	$ 17,257	67.23 %
Cash Flow Before Taxes (CFBT) Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 2,572	10.02 %
Income Tax Liability	$ -120	-0.47 %
Cash Flow After Taxes (CFAT) Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 2,692	10.49 %

Operating Ratios

Operating Expense Ratio Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI). Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI).	22.75 %
Break-Even Ratio Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less. Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less.	89.98 %

Financial Measures

Net Present Value Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog. Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog.	$ 94,045
Internal Rate of Return Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero. Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero.	8.40 %
Profitability Index Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0 Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0	1.55
Annual Depreciation	$ 9,309

Holding period of 15 years and discount rate of 5.00% were used for calculation of NPV and IRR. The rest of the financial measures are for the 1st year only and therefore don't provide such an exact information.

Investment Return Ratios

Cash on Cash Return Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money. Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money.	1.51 %
Return on Investment Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year. Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year.	7.16 %
Capitalization Rate Capitalization Rate Calculated as ratio of the net operating income and the value of the property. Capitalization Rate Calculated as ratio of the net operating income and the value of the property.	6.20 %
Gross Rental Yield Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment. Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment.	8.63 %
Gross Rent Multiplier Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income. Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income.	11.59

Financing
Down Payment		$ 160,000
Loan		$ 160,000
Loan to Value Ratio Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price. Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price.		50.00 %
Loan to Cost Ratio Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs). Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs).		49.23 %
Debt Coverage Ratio		1.15

Loan Financing of: Purchase price ($ 319,999)
Type	Amortized
Loan Amount	$ 160,000
Down payment (50%)	$ 160,000
Amortization	15 years
Interest Rate	7.00 %
Monthly Payment	$ 1,438.12

This chart shows the process of accumulation of investor's equity. There is some equity created right at the beginning with the rehab/construction and later investor's equity is rising by paying off the principal of the loan and also by appreciation over the years. All the green parts is the cummulative equity belonging to the investor and the red part belongs to the lender.

Year	0	1	2	3	4	5	6	7	8	9	10	11	12	13	14	15
Operational Analysis
Gross Scheduled Income	0	27,600	28,152	28,715	29,289	29,875	30,473	31,082	31,704	32,338	32,985	33,644	34,317	35,003	35,704	36,418
Vacancy Loss	0	1,932	1,971	2,010	2,050	2,091	2,133	2,176	2,219	2,264	2,309	2,355	2,402	2,450	2,499	2,549
Gross Operating Income	0	25,668	26,181	26,705	27,239	27,784	28,340	28,906	29,484	30,074	30,676	31,289	31,915	32,553	33,204	33,868
Expenses	0	5,839	5,956	6,075	6,196	6,320	6,447	6,576	6,707	6,841	6,978	7,118	7,260	7,405	7,553	7,704
Net Operating Income	0	19,829	20,226	20,630	21,043	21,464	21,893	22,331	22,777	23,233	23,697	24,171	24,655	25,148	25,651	26,164
Loan Payment	0	17,257	17,257	17,257	17,257	17,257	17,257	17,257	17,257	17,257	17,257	17,257	17,257	17,257	17,257	17,257
Payment Interest Part	0	11,002	10,550	10,065	9,545	8,987	8,389	7,748	7,061	6,324	5,533	4,686	3,777	2,802	1,757	637
Payment Principal Part	0	6,256	6,708	7,193	7,713	8,270	8,868	9,509	10,197	10,934	11,724	12,572	13,481	14,455	15,500	16,621
Cash Flow
Repairs/Construction	5,000	0	0	0	0	0	0	0	0	0	0	0	0	0	0	0
Cash Flow Before Taxes	-170,000	2,572	2,968	3,373	3,785	4,206	4,635	5,073	5,520	5,975	6,440	6,914	7,397	7,891	8,393	8,906
Depreciation	0	9,309	9,309	9,309	9,309	9,309	9,309	9,309	9,309	9,309	9,309	9,309	9,309	9,309	9,309	9,309
Taxes	0	-120	92	314	547	792	1,049	1,318	1,602	1,900	2,214	2,544	2,892	3,259	3,646	4,055
Cash Flow After Taxes	-170,000	2,692	2,876	3,059	3,238	3,414	3,587	3,755	3,918	4,075	4,226	4,370	4,505	4,631	4,747	4,852

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 15 years. Below is the resale price calculated using different methods.

Appreciation (3.00%)	$ 498,548
Cap Rate (6.20%) & NOI	$ 421,999
Gross Rent Multiplier	$ 422,080

Sale Proceeds

Projected Selling Price	$ 498,548
Costs of Sale (6.00%)	$ 29,913
Net Sale Proceeds Before Tax	$ 468,635

In the resale analysis we do not include any calculation for taxes that might be owed on sale of the property. The tax laws for the resale are rather complex and subjected to frequent changes.

Net Assets and Yield

Net Assets
Sale Proceeds Before Tax	$ 468,635
Investor Cash Outlay	$ 169,999
Net Assets	$ 298,636
Average Yield
Annual Net Assets	$ 19,909
Average Cash Flow (After Taxes)	$ 3,540
Average Annual Gain (After Taxes)	$ 23,449
Average Annual Yield (After Taxes)	7.33 %

This charts shows Net Present Value (NPV) when property is sold in various years, i.e. when sold in 5th year, the NPV is calculated from 5 years of Cash Flow (including the selling price) and this NPV is displayed in year 5. Optimal holding period can be estimated, using this method - when NPV is the highest. Please note that appreciation growth can change these numbers greatly. It sometimes makes sense to sell the property even before the end of the mortgage term.

Property Report: 1466 Dolcetto Trce NW Unit 18, Kennesaw RENTAL

Property Report :

1466 Dolcetto Trce NW Unit 18, Kennesaw, GA 30152

Executive Summary

1466 Dolcetto Trce NW Unit 18, Kennesaw, GA 30152

Financial Analysis

Financial Breakdown

Total Capital Needed

Total Capital Needed

Cash out of Pocket

Cash out of Pocket

Cash at Closing

Cash at Closing

Cash During Rehab

Cash During Rehab

Operating Analysis

Property Description

Property History

$ 2,300

Rent

Condominium

Bldg type

1,992

SqFt

3

Beds

3.5

Baths

Rentometer®

Rentometer®

Operating Analysis

Annual Property Operating Data

Gross Scheduled Income (GSI)

Gross Scheduled Income (GSI)

Vacancy and Credit Loss

Vacancy and Credit Loss

Gross Operating Income (GOI)

Gross Operating Income (GOI)

Operating Expenses

Operating Expenses

Net Operating Income (NOI)

Net Operating Income (NOI)

Cash Flow (Year 1)

Cash Flow

Cash Flow

Cash Flow

Cash Flow

Operating Ratios

Operating Expense Ratio

Operating Expense Ratio

Break-Even Ratio (BER)

Break-Even Ratio (BER)

Financial Analysis

Financial Measures

Net Present Value (NPV)

Net Present Value (NPV)

Internal Rate of Return (IRR)

Internal Rate of Return (IRR)

Profitability Index

Profitability Index

Investment Return Ratios

Cash on Cash Return

Cash on Cash Return

Return on Investment

Return on Investment

Capitalization Rate

Capitalization Rate

Gross Rental Yield

Gross Rental Yield

Gross Rent Multiplier (GRM)

Gross Rent Multiplier (GRM)

Financing Overview

Loan to Value Ratio

Loan to Value Ratio

Loan to Cost Ratio

Loan to Cost Ratio

Long-term Cash Flow Forecast

Resale Analysis

Resale Price Evaluation Methods

Sale Proceeds

Rentometer^®

Rentometer^®