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Hello Investors,
Welcome to Issue #88 of Dealsletter - This week’s Dealsletter features four unique investment opportunities across four diverse markets. We’ve got a quick cosmetic flip in Walnut Creek with 48% ROI, a San Diego duplex where you can expand and BRRRR your way into six figures of equity, a Tampa property flip with a wild 312% ROI, and a turnkey Kansas City duplex already cash flowing $854/month. Whether you’re hunting for flips, BRRRRs, or rentals, this issue offers something for every investor ready to take action in today’s market. 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 6.95%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.45%(FHA) interest rate. We do the math so you can focus on what matters – the deals!
Lowkey Cosmetic Flip in Walnut Creek, CA w/ 48% ROI & $87k Profit
📍 Address: 1801 San Luis Rd, Walnut Creek, CA 94597
💰 Price: $1,150,000 ($50K under asking)
🏠 Units: Single-Family Flip
🏦 ROI: 48%
Why This is a Great Investment:
This one-story, 4-bedroom, 3-bath home in Walnut Creek is the perfect low-risk, high-upside cosmetic flip. With no known capital repairs and mid-range materials, the remodel stays lean while targeting a higher-end ARV in a premium market. The layout includes a bonus Au Pair suite and multiple driveways for added buyer appeal. In a competitive East Bay market, this off-market discount creates a rare 48% return on a $149K cash investment.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $1,150,000 ($50k under asking)
ARV: $1,450,000
Rehab costs: $82,500
Full cosmetic remodel with no known capital expenditure repairs. Mid range materials to capture higher ARV for this area.
Cash Needed: $149,500
Selling Costs (4.5%): -$65,250
Holding Costs (3 Months): -$30,592
Total Profit: $87,158
ROI: 48%
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HUGE ROI BRRRR + Expansion + Cash out Refi Play in San Diego, CA
📍 Address: 3026-28 Comstock St, San Diego, CA 92111
💰 Price: $1,290,000
🏠 Units: 2 (with plans to add a 3rd)
🏦 Strategy: BRRRR + Expansion + Cash Out
Why This is a Great Investment:
This turnkey duplex comes fully updated with a rare RM-1-1 zoning, allowing you to add a third unit to maximize both rental income and property value. By executing a creative BRRRR + expansion strategy, you’ll recoup over $260K on refinance while creating $160K in built-in equity. With NOI hitting $90K/year post-expansion, this property becomes a cash-flowing asset in one of San Diego’s strongest rental corridors. For those ready to scale in expensive markets, this is the blueprint.
The Stats (10% Down, Hard Money Loan + Expansion & Refi Play ) 📝
Purchase Price: $1,290,000
ARV (Post-Expansion w/ 3 Units): $1,900,000
Rehab & Expansion Costs: $450,000
Ground-up construction of 1,000 sq.ft. third unit with mid-to-high-end finishes ($400/sq.ft.)
Includes all soft costs: permits, fees, architecture, and contingency
Total Project Cost: $1,740,000
Cash Needed: ~$579,000
Includes 10% down on $1.29M ($129,000)
Plus rehab funded out-of-pocket ($450,000)
Holding Costs (6 Months): -$47,850
Cash Out at Refi: ~$264,000 (reimbursed from expansion cost)
Profit & Cash Flow Potential:
Gross Monthly Rent (3 Units): $10,750
Net Operating Income (30% OPEX): ~$90,000/year
New Monthly Mortgage (Post-Refi): $8,778
Post-Refi Monthly Cash Flow: $1,278
Cash Flow If Held Without Refi: + $3,750/month
Built-In Equity (ARV - All-In Cost): ~$160,000
Cash-Out Capital Returned: ~$264,000
Long-Term ROI Strategy:
Add ~$90K/year in NOI
Bank $160K equity
Pull ~$260K capital back out to redeploy
Extensive Rehab House Flip in Tampa, FL w/ Huge Upside
📍 Address: 2914 N 17th St, Tampa, FL 33605
💰 Price: $179,000
🏠 Units: Single-Family Flip
🏦 ROI: 312%
Why This is a Great Investment:
This 4-bed, 2-bath 2,960 sq.ft. Tampa home sits on a 0.23-acre lot and includes an extra parcel. It’s priced at just $61/sq.ft. with strong value-add upside through moderate rehab. Located near downtown and key infrastructure, it’s poised for a fast resell at $462K ARV. With a massive 312% ROI on just $32K invested, this flip offers an unbeatable entry point and upside.
The Stats (10% Down Hard Money Loan) 📝
Purchase Price: $179,000
Rehab Costs: $88,000
This remodeling involves moderate repairs and updates to a home that is in poor condition, with some areas stripped down to the studs—focusing on essential fixes and improvements without a full gut renovation or luxury finishes.
After Repair Value (ARV): $462,000
Holding Period: 5 months
Holding Costs: -$14,454
Selling Costs(4.5%): -$20,790
Invested Cash: $32,382
Profit: $146,529
ROI: 312%
Turnkey Cash Flowing Duplex in Kansas City, MO
📍 Address: 2105/07 Askew Ave, Kansas City, MO 64127
💰 Price: $150,000
🏠 Units: Duplex
🏦 Cap Rate: 12.8%
Why This is a Great Investment:
This fully updated duplex offers two 2-bed, 1-bath units with central air, heat, and modern finishes. Both sides are currently vacant, giving immediate lease-up potential in a high-demand rental corridor. With a cap rate of 12.8% and DSCR of 2.14, this is a cash-flow machine from day one. Perfect for a long-term buy-and-hold or house hacker wanting to live in one side and rent the other.
The Stats (25% Down, Pro-Forma, MultiFamily Investment) 📝
Purchase Price: $150,000
Cap Rate: 12.8%
DSCR: 2.14
Gross Rent: $2,600/month
Vacancy(10%): -$260/month
Operating Expenses: -$738/month
Taxes: $195/month
Insurance: $283/month
Maintenance: $130/month
Capital Expenditures: $130/month
Net Operating Income: $1,602/month
Loan Payments: $748/month
Cash Flow: $854/month
Most people buy liabilities and call them homes. We buy income and call it wealth.
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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.