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Hello Investors,
Welcome to Dealsletter #49! Whether you’re an investor looking for stable returns, a house hacker searching for the perfect opportunity, or a flipper ready to create equity, this week’s properties have it all. From Downtown Stockton to Coastal Imperial Beach, these deals offer tremendous upside, strong cash flow, and value-add potential. Let’s dive in!
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🚨 Note on Numbers: All calculations for investment properties are based on a 25% down payment and a current interest rate of 7.04%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.42%(FHA) interest rate. We do the math so you can focus on what matters – the deals!
👉🏼 Stay up to date: What’s the latest on mortgage rates?
📈 The Stats: Each listing comes with detailed investment metrics like cap rates, GRM, and special financing options where available.
This Weeks Deals 🏘️
Multi-Family in Stockton, CA
Property: Commerce Apartments, 15 Units
Cap Rate: 6.18%
Multi-Family in Santa Ana, CA
Property: Bush St, Tri-Plex
Cap Rate: 5.04%
Multi-Family/House Hack in San Diego, CA
Property: Amherst, Tri-Plex
Cap Rate: 5.99%
Multi-Family/House Hack in Imperial Beach, CA
Property: Florence St, 5 Units
Cap Rate: 5.86%
Multi-Family
💸 Price: $1,687,500 | Cap Rate: 6.18%
🏢 Units: 15 (14 x 1-Bed/1-Bath, 1 x 3-Bed/2-Bath)
Why This is a Great Investment 👉🏼
Turnkey asset located in Stockton’s Downtown Waterfront district.
100% occupied at near-market rents with low management responsibilities.
Recent upgrades: Roof, sewer main replacement, 6 remodeled units, and a high-definition camera security system.
Gated parking with secure access provides added tenant appeal.
The Stats (25% Down) 📝
Gross Rental Income: $230,400/year
Operating Expenses: $74,496/year
Net Operating Income: $155,904/year
Parking: Gated lot with 3.26/1,000 SF parking ratio
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Multi-Family
💸 Price: $1,395,000 | Cap Rate: 5.04%
🏢 Units: 3 (1 x 3-Bed/2-Bath, 1 x 3-Bed/2-Bath, 1 x 2-Bed/1-Bath)
Why This is a Great Investment 👇🏼
Delivered vacant—perfect for owner-occupants or investors seeking to maximize rents.
Dual parcel property with ADU potential for value-add opportunities.
Excellent GRM of 11.98 at current market rents.
The Stats (35% Down) 📝
Gross Rental Income: $116,400/year
Operating Expenses: $42,594/year
Net Operating Income: $70,315/year
Multi-Family OR House Hack
💸 Price: $1,389,000 | Cap Rate: 5.99%
🏢 Units: 3 (1 x 3-Bed/2-Bath, 2 x 1-Bed/1-Bath)
Why This is a Great Investment 👇🏼
Fully renovated property in the vibrant College Area near SDSU.
Ample space for potential ADUs on the 7,800 SF lot.
Perfect for multifamily investors or house hackers.
The Stats (25% Down) 📝
Gross Rental Income: $92,400/year
Operating Expenses: $17,760/year
Net Operating Income: $74,640/year
The Stats (House Hack, 5% Down, Living in 1-Bed/1-Bath Unit) 📝
Purchase Price: $1,365,000
Gross Rent: $7,700/month
Operating Expenses: $1,480/month
Effective Mortgage: $2341 (BELOW rent for this area)
Tax Deductions (at 75%): $109,147
Multi-Family or House Hack
💸 Price: $2,249,000 | Cap Rate: 5.86%
🏢 Units: 5 (1 x 3-Bed/2-Bath, 4 x 1-Bed/1-Bath)
Why This is a Great Investment 👇🏼
Turnkey property completely remodeled with modern amenities.
Desirable Imperial Beach location with high tenant demand.
Strong in-place rents with ample parking and on-site laundry.
Important Information for house hack 👉🏼 This property requires a commercial loan because it’s a 5-unit property, exceeding the 4-unit limit for conventional residential financing. While commercial loans typically require a larger down payment (20%-25%) and have stricter terms, this property is perfect for a house hack. By living in the main house and renting out the other 4 units, you can generate significant passive income to offset your mortgage, build equity, and enjoy tax advantages. Even with a higher upfront cost, house hacking transforms your home into an income-generating asset and a stepping stone toward long-term wealth.
The Stats (25% Down) 📝
Gross Rental Income: $147,456/year
Operating Expenses: $29,500/year
Net Operating Income: $117,956/year
The Stats (25% Down, House Hack, Living in Main House) 📝
Purchase Price: $2,249,000
Gross Rent: $10,400/mo
Operating Expenses: $2,283/mo
Effective Mortgage: $2910 (BELOW rent for this area)
Tax Deductions (at 80%): HUGE (Land value needs to be confirmed for accurate deprecation)
What’s Brewing at Dealsletter ☕️
More House Hack Opportunities: With rising mortgage rates (Yay again), we’re focusing on properties that can offer creative financing and live-in investment options. Think duplexes, triplexes, and ADU potential properties where you can live in one unit and rent out the rest.
Spotlight on Emerging Markets: We’re expanding beyond California, keeping an eye on emerging cities that offer attractive cap rates and investor-friendly climates. We’ll highlight cities you might not have considered but are primed for growth.
Dealsletter Success Stories: Have you closed on a property or found value through Dealsletter? We want to hear about it! Send us your story for a chance to be featured in our community section.
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Until next time,
The Dealsletter Team