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Hello Investors,
Welcome to Issue #80 of Dealsletter — This week’s issue of Dealsletter delivers a perfect mix of high-margin Bay Area flips and accessible, cash-flowing multifamily opportunities. From a fully remodeled 8-unit in Stockton to a duplex flip in Oakland and a beginner-friendly BRRRR in Kansas City, we’ve got the numbers, strategies, and upside clearly laid out. Whether you’re looking to build equity or scale your portfolio, these four properties offer something for every investor.
🚨 Note on Numbers: All calculations for investment properties are based on a 25% down payment and a current interest rate of 6.90%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.28%(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.
Fully Remodeled 8-Unit in Downtown Stockton
📍 Address: 248 W Oak St, Stockton, CA 95203
💰 Price: $1,199,000
🏠 Units: 8
🏦 Cap Rate: 7.4%
Why This Is a Great Investment
Every unit in this 8-plex has been completely remodeled with new quartz countertops, dual-pane windows, new appliances, and more—making it a true turnkey opportunity. Located in Stockton’s up-and-coming Downtown Waterfront district, this property benefits from walkability, proximity to entertainment, and a tenant base seeking updated units. With a solid cap rate and strong tenant demand, this is a low-hassle, high-quality addition to any portfolio.
The Stats (25% Down, ProForma, Multi-Family Investment) 📝
Purchase Price: $1,199,000
Cap Rate: 7.4%
DSCR: 1.24
Gross Rent: $9,600/month
Operating Expenses: $2,209/month
Taxes: $1,129/month
Insurance: $120/month
Maintenance: $480/month
Capital Expenditures: $480/month
Net Operating Income: $7,391/month
Loan Payments: $5,983/month
Cash Flow: $1,408/month
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Off-Market Duplex Flip in Oakland, CA w/ Strong ROI
📍 Address: 765 10th St, Oakland, CA 94607
💰 Price: $720,000
🏠 Units: 2
🏦 ROI: 153%
Why This Is a Great Investment
Off-market and loaded with potential, this duplex in Oakland is a textbook flip for experienced investors. While ARV sits at $1.1M, we’ve accounted for conservative finishes and potential CapEx repairs in our projections. This property also presents flexibility: investors can flip, hold, or explore the house-hack strategy. At a projected ROI of 153%, the margin of safety here is extremely favorable.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $720,000
Rehab Costs: $93,500 (includes 10% contingency)
Low-Mid Grade Finishes
Cap Ex Repairs Unknown (Leave Buffer for this)
After Repair Value (ARV): $1,100,000
Selling Costs (4.5%): -$49,500
Holding Costs: -$28,530
Holding Period: 4 months
Total Profit: $186,870
Return on Investment: 153%
Beginner-Friendly BRRRR in Kansas City, MO
📍 Address: 3507 E 45th Ter, Kansas City, MO 64130
💰 Price: $87,000 (Purchase Price)
🏠 Units: SFH
🏦 CoC: 25%+
Why This Is a Great Investment
This is the perfect first BRRRR. With under $5,700 left in the deal after refinance and $285 in monthly cash flow, this Kansas City single-family home checks every box for a new investor. It needs mostly cosmetic work, has no major capital expenditures aside from a roof repair, and rents for a solid $1,350/month in a tenant-friendly market.
The Stats(10% Down, Hard Money Loan, Refi at 75% LTV) 📝
Purchase Price: $87,000
Rehab Costs: $24,750
Low-to-mid range cosmetic remodel
No major capital expenditures except roof repair
After Repair Value (ARV): $145,000
Holding Period: 3 months
Holding Costs: $3,281
Refinance Cash Out: $10,050
Total Invested Cash: $5,610
Gross Rent: $1,350/month
Operating Expenses: $242/month
Loan Payment: $742/month
Cash Flow: $285/month
295% ROI Pleasant Hill, CA Flip (Still Available!)
Video of this property is featured on our Instagram page: @Dealsletter. Check it out! We went boots on the ground to get these numbers to ensure its accuracy.
💰 Price: $500,000(List Price)
🏠 Units: SFH
🏦 ROI: 295%+
Why This Is a Great Investment
This might be the best ROI we’ve published all year. Located across the street from new construction homes in one of Pleasant Hill’s hottest neighborhoods, this flip has everything going for it. After an estimated $115K in rehab (including roof and HVAC), you’re left with a projected profit of $230K in just 4 months. And unlike other high ROI deals, this one is listed—you just have to make the offer.
The Stats(10% Down, Hard Money Loan) 📝
Purchase Price: $625,000 ($125k over asking)
Rehab Costs: $115,500 (includes 10% contingency)
Mid Grade Finishes
Cap Ex Repairs Needed (Roof Repair + HVAC)
After Repair Value (ARV): $1,065,000
Selling Costs (4.5%): -$47,925
Holding Costs: -$27,829
Holding Period: 4 months
Total Profit: $229,996
Return on Investment: 295%
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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.