Casa Estrellas Mirabal is a furnished long-term rental operation in a gated community two minutes from the beach: eight apartments, pool, Starlink, backup power, paying tenants and an established brand. Seller financing available. Your direct contacts for the sale: Jazmin De Oleo and Philip Mennen — no broker chain.
Not a building that still needs a concept — a business that already runs. The sale transfers the property, everything in it and the operation around it.
The same property in three honest states: as it rents today, at full occupancy on current rents, and at the potential the current rent levels allow. Fixed costs are about $1,500 per month in all three, excluding management; electricity is metered and paid by tenants. Even today the net income runs at several times the fixed costs — that is the core of the case.
| Today · 3 of 8 rented | Full occupancy · current rents | Potential · up to | |
|---|---|---|---|
| Monthly rent | $3,850 | $9,400 | $10,000 |
| Fixed costs | − $1,500 | − $1,500 | − $1,500 |
| Net per month | $2,350 | $7,900 | $8,500 |
| Net per year | $28,200 | $94,800 | $102,000 |
| Net yield on price | 1.8 % | 5.9 % | 6.4 % |
| After financing, per month | −$5,764 | −$214 | +$386 |
After financing = net rent minus the monthly installment on the standard seller-financing terms (50 % down, 15 years, 9 % fixed). Vacant units today are available and marketed — see the unit list.
Roughly $1,500 per month covers what the owner pays regardless of occupancy, excluding management. The exact ledger is part of the data room.
Illustrative, not a promise. Assumptions: start at full occupancy on current rents, 95 % average occupancy, rents and fixed costs each rising 3 % per year, seller financing on the standard terms.
| Year | Gross rent | Net income | Cumulative net | After financing |
|---|---|---|---|---|
| 1 | $107,160 | $89,160 | $89,160 | −$8,210 |
| 2 | $110,375 | $91,835 | $180,995 | −$5,535 |
| 3 | $113,686 | $94,590 | $275,585 | −$2,780 |
| 4 | $117,097 | $97,428 | $373,012 | +$58 |
| 5 | $120,610 | $100,350 | $473,363 | +$2,981 |
The current owners finance up to half of the purchase price directly, without a bank. On current rents the net income covers about 97 % of the installment; at the potential rent level it is fully covered — and the operation itself earns several times its fixed costs.
50 % down payment · remaining 50 % over up to 15 years · 9 % fixed annual rate
Indicative calculation with annuity repayment. Net rent = $9,400 at full occupancy minus approx. $1,500 fixed operating costs (excluding management).
Eight apartments across three levels. Casa Mango, the casita across the street, is not part of the sale.
| Unit | Bedrooms | Bathrooms | Current rent |
|---|---|---|---|
| Ground Floor | |||
| The Secret Path | 2 | 2 | $1,250 |
| The Surf Spirit | 1 | 2 | $950 |
| The Tropicana Soul | 2 | 2 | $1,250 |
| The Paradise View | 2 | 2 | $1,250 |
| Second Floor | |||
| The Tropic Heaven | 1 | 2 | $850 |
| The Hidden Gem | 1 | 1 | $750 |
| Top Floor | |||
| The Dream Breeze | 2 | 2 | $1,550 |
| The Sun & Surf | 2 | 2 | $1,550 |
Perla Marina is an established gated community between Sosúa and Cabarete on the north coast — quiet, green, with 24-hour access control and its own beach access. The villa sits a few steps from the beach and the Natura Cabana restaurant; Encuentro Beach, the region's surf break, is a 15-minute walk along the coastal trail.
The demand this property serves is structural rather than seasonal: remote workers who need reliable internet and power, retirees settling in for the winter or for good, and families relocating to the coast. Furnished, well-run long-term housing in a secure community is what they look for and what remains scarce.
You receive this exposé and we talk — openly about numbers, history and what the operation needs from an owner.
Lease agreements, cost records, occupancy history, title documents and the generator and Starlink contracts.
Walk the property, meet the staff, see the units — including the ones currently rented, by arrangement with tenants.
Cash or seller financing; we work out the payment schedule together.
Dominican notarial process with a lawyer of your choice. We stay available after closing to hand over tenants, staff and systems.
Jazmin De Oleo and Philip Mennen are the building managers and your direct line for the sale — no broker chain. We reply within 24 hours and arrange the call, the data room or a viewing.
Casa Estrellas Mirabal