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Hello Investors,
Welcome to Issue #87 of Dealsletter - This week’s issue of Dealsletter is all about finding value where others see problems. We’re bringing you a rare four-unit property in coastal San Diego with incredible ocean views — ideal for a luxury house hack or long-term hold. Then we’ve got two back-to-back Midwestern gems: a Kansas City duplex with 10%+ cap rate and a Missouri foreclosure BRRRR deal that nets you positive cash at the refi. And for our value-add investors, don’t miss the fire-damaged 4-plex in Las Vegas — high returns, high rent potential, and major equity upside.
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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 6.98%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.49%(FHA) interest rate. We do the math so you can focus on what matters – the deals!
ALL Cash BRRRR in Independence, MO
📍 Address: 203 N Crysler Ave, Independence, MO 64050
💰 Price: $62,000
🏠 Units: Single Family (3 Beds / 1 Baths / 936 Sq.Ft)
🏦 Cap Rate: 8.3%(Market Value)
Why This is a Great Investment:
This is a foreclosure property priced at just $62,000 — making it the perfect all-cash BRRRR. The total investment comes out to just over $100K all-in, and after a conservative rehab, you’ll be pulling all your money out at refinance with extra cash in your pocket. Minimal holding costs and a strong rental market give this a rare combination of safety and upside. A great entry point for those looking to start BRRRRing in the Midwest with no financing risk.
The Stats (ALL Cash, Refi at 75% LTV) 📝
Purchase Price: $62,000
Rehab Costs: $38,500
Low-to-mid range cosmetic remodel w/ some cap ex repairs.
After Repair Value (ARV): $145,000
Holding Period: 3 months
Holding Costs: $297 (minimal)
Refinance Cash Out: $104,103
Total Invested Cash: -$2,983 (All cash back + extra)
Gross Rent: $1,300/month
Operating Expenses: -$229/month
Loan Payment: -$709/month
Cash Flow: $297/month
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Strong Cash Flowing Duplex on Day 1 in Kansas City, MO
📍 Address: 4241 Paseo Blvd, Kansas City, MO 64110
💰 Price: $260,000
🏠 Units: Duplex (3 Beds / 1 Baths / 2,000+ Sq.Ft)
🏦 Cap Rate: 10.1%
Why This is a Great Investment:
This duplex is turn-key, fully renovated, and already has one tenant in place — making it ideal for investors seeking steady cash flow without heavy lifting. With projected gross rents of $3,000/month and a cap rate over 10%, it’s an immediate income play. Located near parks, shops, and the vibrant Westport area, the property also holds long-term appreciation potential. DSCR is strong, cash flow is nearly $900/month, and you get a rare 2-car garage as a bonus.
The Stats (25% Down, Pro Forma, Multi-Family Investment) 📝
Purchase Price: $260,000
Cap Rate: 10.1%
DSCR: 1.69
Gross Rent: $3,000/month
Operating Expenses: -$658/month
Taxes: $267/month
Insurance: $92/month
Maintenance: $150/month
Capital Expenditures: $150/month
Net Operating Income: $2,192/month
Loan Payments: $1,297/month
Cash Flow: $894/month
HUGE VALUE ADD - BRRRR 4 Plex Deal in Las Vegas, NV w/
📍 Address: 709 G st, Las Vegas, NV 89106
💰 Price: $399,000
🏠 Units: Multi-Family (4 Units / 2 Bed, 1 Bath & 3 Bed, 1 Bath)
🏦 Cap Rate: 10.6% (Market Value)
Why This is a Great Investment:
This 4-plex includes one fire-damaged unit and three light rehab units — offering massive upside for the right investor. At under $400K purchase price with projected rents of $7,560/month after stabilization, this is a cash cow waiting to be unlocked. You’ll be all-in for less than $500K and refi out with cash in hand, making this a BRRRR with real scale. Fire damage scares off most buyers — but savvy investors know this is where the money is made.
The Stats (15% Down Hard Money Loan, Refi at ) 📝
Purchase Price: $399,000
Rehab Costs: $93,500
Low-to-mid range cosmetic remodel w/ some cap ex repairs.
Repair fire damage unit with same specififed matierals
After Repair Value (ARV): $680,000
Holding Period: 3 months
Holding Costs: -$12,992
Refinance Cash Out: $66,895
Total Invested Cash: -$5,087
Gross Rent: $7,560/month
Operating Expenses: -$1,152/month
Loan Payment: -$3,479/month
Cash Flow: $2,551/month
High-End Luxury House Hack in San Diego, CA
📍 Address: 4821-25 Iroquois Ave, San Diego, CA 92117
💰 Price: $2,250,000
🏠 Units: Multi-Family (4 Units / 2 Bed, 1 Bath & 1 Bed, 1 Bath)
🏦 Cap Rate: N/A (House Hack)
Why This is a Great Investment:
Live in luxury while building equity in this modern 4-plex in San Diego’s highly desirable Bay Park neighborhood. With panoramic ocean and city views, solar panels, designer kitchens, and in-unit laundry, these newly built duplexes are the definition of low-maintenance and high appeal. Rents total over $10,000/month and with 5% down via FHA, you can control a $2.25M asset with just $180K. A dream house hack with appreciation, location, and passive income all in one package.
The Stats (5% Down FHA, Live in the 1 bed units) 📝
Purchase Price: $2,250,000
Cash Needed(5% + Closing): $180,000
Gross Rent: $10,200/month
Operating Expenses: $1,545/month
Net Operating Income: $8,655/month
Loan Payments: $13,510/month
Effective Mortgage: $4,855/month
Real estate rewards those who can do three things: spot value, raise capital, and move fast.
What’s Brewing at Dealsletter ☕️
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A Big Thank You! 🙌
We're immensely grateful for our early subscribers. Your trust and engagement are the fuel that drives Dealsletter. We promise to keep delivering top-notch real estate insights and deals.
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.