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Hello Investors,
Welcome to Issue #89 of Dealsletter - Weāre back with 4 new investment opportunities in this weekās Dealsletter ā and this time, we're blending fast flips with creative long-term plays. Leading off is a 99% ROI cosmetic flip in San Jose thatās worth offering over asking to secure. Weāve also got a VA assumable duplex in San Diego with an effective mortgage under $1,300/month ā one of the most powerful house hacks weāve seen. Youāll also find a classic cosmetic flip in Missouri and a distressed Oakland duplex where Section 8 rents make the BRRRR play shine. Letās get into it.
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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 6.92%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.27%(FHA) interest rate. We do the math so you can focus on what matters ā the deals!
Seller Motivated 85% ROI Flip in Lees Summit, MO
šĀ Address:Ā 4407 SW Briarbrook Dr, Lee's Summit, MO 64082
š°Ā Price:Ā $450,000
š Ā Units:Ā Single Family (5 Beds / 5 Baths / 3,000+ Sq.Ft)
š¦Ā ROI:Ā 85%
Why This is a Great Investment:
This low-key cosmetic flip is in a highly desirable Leeās Summit neighborhood with large homes, great schools, and solid comps. The 3,300 sq ft layout includes a finished basement and flexible bonus room, making the value per square foot extremely competitive. Sellers are motivated and the home has no major cap-ex needs. Even with conservative finishes, this project returns over $60K profit and an 85% ROI.
The Stats (10% Down, Hard Money Loan)Ā š
Purchase Price:Ā $450,000
ARV:Ā $640,000
Rehab costs:Ā $71,500
Full cosmetic remodel with no known capital expenditure repairs. Low-Mid range materials to capture higher ARV for this area.
Cash Needed:Ā $58,500
Selling Costs (4.5%):Ā -$28,800
Holding Costs (3 Months):Ā -$14,306
Total Profit:Ā $61,894
ROI:Ā 85%
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BRRRR w/ Section 8 Rents in Oakland, CA 166% ROI and Strong COC Return
šĀ Address:Ā 10711 Russet St, Oakland, CA 94603
š°Ā Price:Ā $425,000
š Ā Units:Ā Multi-Family (2 units, Each 2/1)
š¦Ā Cap Rate:Ā 8.23%(Post-refi w/ Section 8)
Why This is a Great Investment:
A rare duplex priced well below market, this deal is best suited for experienced BRRRR investors who can handle heavy rehab. With Section 8 rents above $5,400/month, the cash flow post-refi hits $1,145/month, with $49K pulled out on refinance. If flipped instead, this property returns over $120K and a 166% ROI. Either path ā BRRRR or resale ā delivers serious upside.
Recommended Stats (10%, Hard Money Loan, Refi at 75% LTV w/ Section 8 Rents) š
Purchase Price:Ā $425,000
Rehab Costs:Ā $93,500
Full cosmetic renovation
Capital expenditure repairs likely needed
Materials will be low to mid-range quality for this area
After Repair Value (ARV):Ā $701,000
Holding Period:Ā 4 months
Holding Costs:Ā $19,836
Refinance Cash Out:Ā $49,750
Gross Rent:Ā $5,458/month (Section 8 Rents)
Operating Expenses:Ā -$1,161/month
Loan Payment:Ā -$3,152/month
Cash Flow:Ā $1,145/month
OR House Flip (10% Down, Hard Money Loan):
Purchase Price:Ā $425,000
ARV:Ā $701,000
Rehab costs:Ā $93,500
Cash Needed:Ā $55,250
Selling Costs (4.5%):Ā -$31,545
Holding Costs (4 Months):Ā -$17,374
Total Profit:Ā $120,831
ROI:Ā 166%
Cosmetic Only House Flip w/ 100% ROI in San Jose, CA
šĀ Address:Ā 82 Hollywood Ave, San Jose, CA 95112
š°Ā Price:Ā $999,000
š Ā Units:Ā SFH (4 Beds / 2 Baths, 1,956 Sq.ft)
š¦Ā ROI:Ā 100%
Why This is a Great Investment:
This is one of the strongest flip opportunities weāve seen in San Jose. Even with an offer $50K over asking, the project delivers a 99% ROI thanks to a high ARV and only cosmetic updates required. The location near downtown and Google Village adds long-term value. For local investors, this is a high-confidence play in a tight, high-demand market.
The Stats (10% Down, Hard Money Loan) š
Purchase Price:Ā $1,050,000 ($50k over asking)
ARV:Ā $1,434,000
Rehab costs:Ā $107,250
Full cosmetic remodel
Mid to High end finishes
Cash Needed:Ā $136,500
Selling Costs (4.5%):Ā -$64,530
Holding Costs (4 Months):Ā -$28,805
Total Profit:Ā $151,915
ROI:Ā 100%
VA Assumable Rate of 2.75% House Hack in San Diego, CA
šĀ Address:Ā 535 60th St, San Diego, CA 92114
š°Ā Price:Ā $800,000
š Ā Units:Ā 2 (House + ADU)
š¦Ā Cap Rate:Ā 5.64%
Why This is a Great Investment:
This newer construction House + ADU offers multiple financing paths, but the standout is the 2.75% VA assumable loan ā turning a $2,531 mortgage into an effective $1,211/month out-of-pocket. Thatās unbeatable cash flow for San Diego. Add in ADU income, possible garage conversion, and a low-maintenance property built in 2020, and this becomes a killer house hack or long-term rental in a top market.
The Stats (22.5% Down, VA Assumable Loan at 2.75%, House hack w/ ADU Rented out) š
Purchase Price: $800,000
Cash Needed(22.5% + Closing):Ā $204,000
Gross Rent: $1,800/month
Operating Expenses: $480/month
Net Operating Income: $1,320/month
Loan Payments: $2,531/month
Effective Mortgage: $1,211/month (WOW!)
The Stats(5% Down, FHA Loan, House Hack):
Cash Needed(5% + Closing):Ā $64,000
Loan Payments: $2,531/month
Effective Mortgage: $3,737/month (Still Amazing for this area!)
Most investors wait for permission. The smart ones run the math, make the offer, and take the risk.
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A Big Thank You! š
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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.