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Welcome to this edition of Dealsletter! We're excited to introduce a new feature: at the end of every newsletter, you'll now find a "Grok-4 Analysis on Accuracy of All Data" section, where we've leveraged Grok-4 from xAI to independently verify and estimate the accuracy of all property details, financials, and market data presented. This ensures the information we deliver is true, reliable, and trustworthy for our readers, because your investment decisions deserve nothing less. Dive in below for the latest deals!

📍 2105 Webster St, North Las Vegas, NV 89030
💰 Price: $660,839 ($165,210/unit)
🏠 Property: 4 Units (All 2BR/1BA), Fully Renovated, Turnkey
🏦 Year 1 CF: $22,207 | CoC: 12.0% | Cap: 9.3%

Turnkey Excellence: Fully renovated with new flooring, bathrooms, main line replacement enabling immediate rent-ready operation

Uniform Configuration: All 2BR/1BA units at $1,600/month simplifying management and maintenance planning

Capital Efficiency: Lowest absolute cash requirement ($185K) among high-performing properties enabling accessible entry point

Strong Fundamentals: 9.3% cap rate with 15.3% expense ratio demonstrates honest seller pricing and sustainable operations

No HOA: Fee-free ownership preserves maximum NOI for investor versus assessments reducing cash flow

Risk Level: LOW - Fully renovated turnkey, uniform units, verified market rents, no surprises expected

Recommended Strategy: Accept asking $660,839 as fair value for returns, verify renovation completion, close immediately

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_{Investing involves risk. Past performance not indicative of future returns. Reg A disclosures at masterworks.com/cd}

📍 530 E Oakey Blvd, Las Vegas, NV 89104
💰 Price: $625,000 ($125,000/unit)
🏠 Property: 5 Units (2×3BR/1BA, 2×2BR/1BA, 1 Studio), Downtown/Arts District
🏦 Year 1 CF: $32,387 | CoC: 18.5% | Cap: 11.2%

Record Performance: Highest cash-on-cash return of all properties analyzed (18.5% versus previous best 12.2% Vallejo)

Configuration: 2 downstairs 3BR units, 2 upstairs 2BR units, 1 side studio unit at $1,500 average rent creating $90K annual gross income

Location Strength: Downtown Las Vegas Arts District with gated security, covered parking, 14 stall capacity

Expense Excellence: 18.4% expense ratio lowest of all multifamily properties demonstrating operational efficiency at small scale

CRITICAL: Verify 5th studio unit legality and permitting - if unpermitted, revert to 4-unit analysis still delivering excellent 10.6% CoC

Risk Level: LOW-MEDIUM - Studio unit permit verification required, but even 4-unit scenario produces strong returns

Recommended Strategy: Offer asking $625K, verify studio permits pre-close, counter $575K if studio unpermitted

📍 1017 W 39th St, Kansas City, MO 64111
💰 Price: $659,000 ($109,833/unit)
🏠 Property: 6 Units (2 Studios, 2×1BR, 2×2BR), 1908 Historic, 82 Walk Score
🏦 Year 1 CF: $14,871 | CoC: 8.1% | Proforma: 15.6% with RUBS

RUBS Opportunity: Owner currently pays water/gas enabling immediate $7-10K annual income addition through ratio utility billing system implementation at zero cost

Location Premium: Volker/Westport Midtown Kansas City 82 walk score near streetcar, Country Club Plaza, restaurants creating A+ tenant demand

Historic Character: 1908 brick building with charm and character differentiating from generic new construction

Renovation Pipeline: 5 of 6 units need updating enabling systematic value-add through natural turnover capturing $10,800 annual rent increases

Proforma Performance: RUBS + renovations grow NOI from $54,330 to $68,226 increasing CoC from 8.1% to 15.6%

Risk Level: MEDIUM - 1908 building age requires foundation/structural verification, but 100% occupancy demonstrates market acceptance

Recommended Strategy: Accept asking $659K, implement RUBS immediately for instant $7-10K income boost, renovate units on turnover

📍 3933 Warwick Blvd, Kansas City, MO 64111
💰 Price: $525,000 ($131,250/unit)
🏠 Property: 4 Units (1×3BR/2BA, 3×1BR/1BA), Country Club Plaza Adjacent
🏦 Year 1 CF: $2,959 | CoC: 2.3% | Year 3: 8.2%

Location Excellence: Steps from 39th Street Streetcar, Country Club Plaza, Westport, Nelson-Atkins Museum creating A/A+ Kansas City positioning

Patient Returns: Year 1 produces only 2.3% CoC but natural lease rollovers through 2026 enable market rent increases growing to 8.2% by Year 3

Lowest Capital: $131,250 cash requirement lowest among all Kansas City properties enabling accessible entry to premium location

Organic Strategy: Zero-cost value creation through natural turnover rent increases versus forced renovation capital requirements

3-Year Trajectory: Cash flow grows from $247/month ($2,959/year) to $900/month ($10,801/year) through lease renewals alone

Risk Level: MEDIUM - Low Year 1 returns require patient capital, tenant resistance to increases possible, better immediate options available

Recommended Strategy: Counter $500K creating 4.1% Year 1 and 10.1% Year 3 CoC, or $485K for 5.7%/11.5% returns making patience worthwhile