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Hello Investors,
Welcome to Issue #84 of Dealsletter - This issue of Dealsletter brings together four high-impact investment play. We’re featuring a rare duplex flip just minutes from the San Diego waterfront, a heavy but high-margin rehab in Santa Clara, and a clean BRRRR deal in KCMO that recycles nearly all of your capital. The fourth deal? A fully stabilized 25-unit Class A building in downtown Kansas City with syndication potential and upside through tech upgrades. Whether you're flipping for six figures, looking for BRRRR cash flow, or planning your next raise—this issue has something for every serious investor.
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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 6.97%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.47%(FHA) interest rate. We do the math so you can focus on what matters – the deals!
Duplex Flip Near The Water w/ HIGH ROI
📍 Address: 3018-20 Nimitz Blvd, San Diego, CA 92106
💰 Price: $1,075,000
🏠 Units: 2 (Duplex)
🏦 ROI: 70%
Why This is a Great Investment:
Located just minutes from the water in one of San Diego’s most desirable pockets, this duplex offers huge upside with the right cosmetic flip. With a projected $118K in profit and minimal structural work needed, the numbers pencil sharply even in today’s market. Investors can modernize both units, capitalize on high area comps, and flip in under 3 months. Location alone will move this one fast.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $1,075,000
ARV: $1,420,000
Rehab costs: $99,440
Complete cosmetic remodel with modern finishes
Exterior renovation and updates
Cash Needed: $139,750
Selling Costs (4.5%): -$63,900
Holding Costs (3 Months): -$30,895
Total Profit: $118,515
ROI: 70%
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Turnkey Class A Syndication w/ Big Backend Upside
📍 Address: 600 Central St, Kansas City, MO 64105
💰 Price: $4,500,000
🏠 Units: 25
🏦 Cap Rate: 5.3% (Projected)
Why This is a Great Investment:
Oggi Lofts is a stabilized, fully-renovated multifamily asset with luxury finishes and consistent occupancy. At 92% full and under-rented at $1,309/unit, there’s clear value-add upside through rent optimization and additional revenue strategies. This is a perfect syndication play—an 8% pref to LPs with backend profit splits gives your investors yield and equity. Historic tax credit rehab and prime location lock in long-term asset value.
The Stats (Syndication Deal) 📝
Purchase Price: $4,250,000 (negotiated down)
Units: 25 (Class A, 92% occupied)
Avg Rent/Unit: $1,309 (room to grow to $1,400+)
Cap Rate (Projected): 5.3%
NOI (Year 1): $239,000
Annual Cash Flow (Year 1): $45,752
Debt: $2,975,000 at 6.5% interest-only
Exit Cap (Yr 5 Est.): 5.5% → ~$5M sale
Equity Raise: $1.525M
Investor Return: 8% pref + backend split (70/30 LP/GP)
GP Comp: Acquisition + asset mgmt fees + equity upside
Below Market Silicon Valley Flip w/ HIGH ROI
📍 Address: 4320 Bassett St, Santa Clara, CA 95054
💰 Price: $900,000
🏠 Units: Single Family
🏦 ROI: 71%
Why This is a Great Investment:
We’re offering $50K over asking to secure this off-market fixer in the heart of Silicon Valley—and it still hits a 71% ROI. The lot is large, the structure has bones, and you’re minutes from Nvidia, Oracle, and the 101. This one needs a full cosmetic overhaul but the exit ARV is conservative. Flip potential is strong with comps over $1.3M.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $900,000 ($50k over asking)
ARV: $1,200,000
Rehab costs: $93,500
Full cosmetic remodel with modern finishes:
New flooring, kitchen & bath upgrades (quartz counters, quality fixtures)
Fresh paint (interior/exterior), updated lighting, improved landscaping
Cash Needed: $117,000
Selling Costs (4.5%): -$54,000
Holding Costs (3 Months): -$24,733
Total Profit: $100,767
ROI: 71%
Quick BRRRR / Low Barrier of Entry w/ Strong Equity and Cash Flow
📍 Address: 4935 Wyoming St, Kansas City, MO 64112
💰 Price: $200,000
🏠 Units: Single Family (3 bed, 1 bath)
🏦 Cap Rate: 11.3%
Why This is a Great Investment:
This is a classic BRRRR play: distressed condition, low entry price, and a high ARV at $430K. You’ll be all-in for under $260K, refi out almost all your capital, and keep $200/mo in cash flow. It’s not sexy, but it works—and you’ll walk away with $170K+ in equity. Optional strategy: pull more cash out and temporarily accept breakeven or light negative flow.
The Stats (10% Down, Hard Money Loan, Refi at 60% LTV) 📝
Purchase Price: $200,000
Rehab Costs: $49,500
Full cosmetic renovation
Capital expenditure repairs likely needed
Materials will be low to mid-range quality for this area
After Repair Value (ARV): $430,000
Holding Period: 3 months
Holding Costs: $5,752
Refinance Cash Out: $27,846
Total Cash Invested: $8,154
Gross Rent: $2,220/month
Operating Expenses: -$228/month
Loan Payment: -$1,682/month
Cash Flow: $200/month
You don’t need millions to start in real estate - you need the balls to move before everyone else does.
What’s Brewing at Dealsletter ☕️
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A Big Thank You! 🙌
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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.