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Hello Investors,
Welcome to Dealsletter #61 - This week’s Dealsletter brings you some of the strongest cash-flowing multi-family investments we’ve featured PLUS two major house flips in California with six-figure profit potential.
Here’s what’s inside:
Two 10%+ Cap Rate Multi-Family Deals in Indianapolis → Fully leased with strong cash flow.
Imperial Beach House Hack → Live in one unit, rent the other for below market rent.
Walnut Creek Flip → Premium resale market with $140K+ profit potential.
Let’s dive in! 👇
🚨 Note on Numbers: All calculations for investment properties are based on a 25% down payment and a current interest rate of 7.03%, 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 Indianapolis, IN
Property: Hendricks Pl, 5 Units
Cap Rate: 10.64%
Multi-Family in Indianapolis, IN
Property: Capitol Ave, 5 Units
Cap Rate: 10.95%
House Hack in Imperial Beach, CA
Property: Georgia St, Duplex
Cap Rate: N/A
House Flip in Walnut Creek, CA
Property: Wooten Dr, SFH
ROI: 88.9%
Multi-Family in Indianapolis, IN
💰 Price: $425,000
🏠 Investment Strategy: Multi-Family
📈 Cap Rate: 10.64%
Why This is a Great Investment 👉🏼 This turnkey 5-unit multi-family property in Indianapolis' growing rental market is a cash flow machine with a 10.64% cap rate. Each unit rents for $1,100/month, with recent renovations ensuring minimal maintenance costs. Located in an Opportunity Zone, this property has strong rental demand and is ideal for investors seeking stable, high-yield cash flow.
The Stats (25% down, Pro-Forma) 📝
Purchase Price: $425,000
Gross Rent: $5,500/mo
Vacancy Loss: -$550/mo
Operating Expenses: $1,412/mo
Taxes: $412/mo
Insurance: $175/mo
Maintenance: $550/mo
Cap Ex: $275/mo
NOI: $3,528/mo
Cash Flow: STRONG
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Read the Offering information carefully before investing. It contains details of the issuer’s business, risks, charges, expenses, and other information, which should be considered before investing. Obtain a Form C and Offering Memorandum at https://wefunder.com/lookyloo
Multi-Family in Indianapolis, IN
💰 Price: $399,999
🏠 Investment Strategy: Multi-Family
📈 Cap Rate: 10.95%
Why This is a Great Investment 👉🏼 This fully leased 5-unit multi-family property is a true turnkey asset offering an impressive 10.95% cap rate. Each 1-bed, 1-bath unit is rented at $1,000/month, ensuring steady income. With recent mechanical upgrades and a fresh renovation, expenses stay low, maximizing investor returns.
The Stats (25% Down, Current Rents in Place) 📝
Purchase Price: $400,000
Gross Rent: $5,000/mo
Vacancy Loss: -$500/mo
Operating Expenses: $1,300/mo
Taxes: $319/mo
Insurance: $231/mo
Maintenance: $500/mo
Cap Ex: $250/mo
NOI: $3,200/mo
Cash Flow: STRONG
House Hack in Imperial Beach, CA
💰 Price: $995,000
🏠 Investment Strategy: House Hack
Why This is a Great Investment 👉🏼 This two-unit property near Naval Base Coronado is a prime house hack opportunity. With a separate entrance & utilities for each home, you can live in one and rent out the other. With a low 5% down FHA loan, the mortgage is nearly covered by rental income. Major appreciation potential & ADU conversion options make this a powerful long-term investment.
The Stats(5% down, FHA) 📝
Purchase Price: $995,000
Gross Rent: $3,970/mo
Operating Expenses: $1,278/mo
Taxes: $1095/mo
Insurance: $183/mo
NOI: $2,692/mo
Effective Mortgage: $3,282/mo
Year 1 Tax Deductions at 50%: $56,865
House Flip in Walnut Creek, CA
💰 Price: $999,999
🏠 Investment Strategy: House Flip
📈 ROI: 88.9%
Why This is a Great Investment 👉🏼 This Walnut Creek fixer-upper is a contractor’s dream in a high-demand area. With a $181,500 renovation budget focusing on luxury finishes, this home has a high-end buyer pool. Recent comps suggest an ARV of $1.45M - $1.58M+, providing massive upside for the right investor.
House Flip Stats(10% Down w/ HML) 📝
Purchase price: $999,000
Rehab Estimate(Includes 10% over run): $181,500
Features mid-to-high-end finishes
Includes open-concept layout, luxury kitchen finishes, enhanced curb appeal, and smart home technology
Targets higher-end market value for the area
ARV: $1,450,000
Comparable Sales:
51 Alder Ave ($748/sqft, $1.18M) is the lowest-priced similar comp.
1032 Leroy Ln ($757/sqft, $1.46M) and 177 El Camino Corto ($836/sqft, $1.37M) provide mid-range data points.
La Mesa Ln ($979/sqft, $1.58M) and Lancaster Ct ($1,016/sqft, $1.5M) suggest premium pricing is possible.
Holding Costs: $30,534
Holding Time: 3 Months
Profit: $142,717
ROI: 88.9%
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Until next time,
The Dealsletter Team
Disclaimer: The content provided through Dealsletter, including investment metrics, property analysis, and rewards materials, is for informational and educational purposes only. It does not constitute financial, legal, or investment advice. Always conduct your own due diligence or consult a licensed professional before making any investment decisions. Dealsletter assumes no responsibility for any financial outcomes resulting from actions taken based on the information provided.