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Hello Investors,
Welcome to Issue #91 of Dealsletter - This week’s lineup brings the heat—starting with a 143% ROI flip in San Francisco, a fully underwritten multifamily syndication in Kansas City, a clean BRRRR in Missouri, and a high-cash-flow group home in Indianapolis. If you want variety, scale, and upside, this issue delivers.
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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 – the deals!
San Francisco Flip / BRRRR w/ Huge Spread
📍 Address: 409-413 Tehama St, San Francisco, CA 94103
💰 Price: $780,000
🏠 Units: Duplex (6 Bed / 5 Bath / 4,670 sqft)
🏦 ROI: 143%
Why This is a Great Investment:
This classic SOMA duplex is priced $841K below value with a projected $1.4–$1.6M ARV. Each 3BD/2BA unit has character and potential, plus a huge 4-car garage that opens the door to future expansion, ADU, or house hack setups. The top unit is vacant and ready to remodel, while the other cash flows at market rent. Steps from Downtown and Oracle Park. This is a massive upside play—flip it or BRRRR into a luxury rental.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $897,000 (15% over asking)
ARV: $1,450,000 (Conservative. Comps supports $1.6mil)
Rehab costs: $204,000
Complete cosmetic remodel
Mid-high end finishes to command higher ARV
Cash Needed: $116,610
Selling Costs (4.5%): -$65,250
Holding Costs (4 Months): -$36,934
Total Profit: $219,306
ROI: 143%
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Missouri BRRRR / Flip Play Under $140K
📍 Address: 603 Broad St, Warrensburg, MO 64093
💰 Price: $139,000
🏠 Units: Single-Family (3 Bed / 2 Bath / 1,328 sqft)
🏦 COC: 18.5% | Cap Rate: 6.2%
Why This is a Great Investment:
Refinished floors, fenced yard, new roof and foundation work already done. All appliances stay. The numbers work for a simple flip or conservative BRRRR. Listed below market at $139K with an estimated ARV of $245K. Perfect for first-time investors looking for a low-risk deal with immediate upside.
The Stats (10% Down, Hard Money Loan, Refi at 70% LTV) 📝
Purchase Price: $125,000
ARV: $245,000
Rehab costs: $38,500
Cash Needed: $22,500
Gross Rent: $1,500/month
Potential Cash Flow: $237/month
COC: 18.5%
Cap Rate (Market Value): 6.2%
DSCR: 1.23
GRM: 6.94
Kansas City Redevelopment Syndication (67 Units)
📍 Address: 3000 E 49th St, Kansas City, MO 64130
💰 Price: $4,200,000
🏠 Units: 67 | Add 6 More | Opportunity Zone
🏦 IRR: 18%+ | Equity Multiple: 2.0x (5 Year)
Why This is a Great Investment:
No tenants. All rough-ins done. Eight units nearly finished. This is a blank-slate 67-unit value-add opportunity in a reinvestment corridor. Add six more units, optimize operations, and take full advantage of the Opportunity Zone tax structure. This is a syndication-ready project with all the paperwork, projections, and structure in place.
The Stats (Highlights for Syndication Play) 📝
Purchase Price: $4,200,000
Total Project Cost: $7,461,000
Stabilized NOI: $546,000
Pro Forma EGI: $910,000
Rehab: $2.68M ($40K/unit)
LP/GP Split: 70/30 after 8% pref
Multiple fees transparently structured
IRR: 18%+ | Equity Multiple: up to 2.2x
Exit Timeline: 5 years
Group Home w/ 8.7% Cap Rate & Waiting List
📍 Address: 5222 E Washington St, Indianapolis, IN 46219
💰 Price: $625,000
🏠 Units: 4 (8 Room Group Home)
🏦 Cap Rate: 8.7%
Why This is a Great Investment:
Fully renovated in 2024 with new mechanicals, plumbing, electrical, and kitchens. Currently rented with 8 private tenants paying $200/week, totaling over $83K in annual rent. The seller has a waiting list, meaning vacancy is practically zero. Perfect turnkey cash-flow asset with low maintenance and solid returns.
The Stats (25% Down, MultiFamily Investment) 📝
Purchase Price: $625,000
Cap Rate: 8.7%
DSCR: 1.48
Gross Rent: $6,952/month
Vacancy(10%): -$695/month
Operating Expenses: -$1,731/month
Net Operating Income: $4,526/month
Loan Payments: $3,056/month
Cash Flow: $1,470/month
The best deals aren’t on Zillow. They’re buried under fear, hustle, and phone calls most people won’t make.
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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.