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Adding a new deck to our property today.
Also added on priming to the whole house.
We are super excited to share more of the numbers on this project!
Btw this was featured on Dealsletter before we snagged it 😉
— #Dealsletter – AI-Powered Real Estate Platform (#@Dealsletter)
2:46 PM • Oct 11, 2025
Leaving my stable EMS 🚑 job to build @Dealsletter.
6 months later:
1,000+ subscribers
$300M+ analyzed
Still working 5am shifts to fund itBuilding in public means sharing the grind, not just the wins.
Follow for the real journey.
— #Kdog | Real Estate x SaaS (#@KdogBuilds)
10:41 PM • Jul 13, 2025
East Las Vegas 4-Unit House Hack - $769/MONTH TRUE COST LIVING
📍 Address: 4244 Middlesex Ave, Las Vegas, NV 89110
💰 Price: $640,000 ($160,000/unit)
🏠 Property: 4 Units (All 2BR/1BA), 2,896 SF, Built 1983
🏦 House Hack Returns: 170% in 3 Years | True Cost: $769/month
Why This is a Great Investment:
East Las Vegas fourplex with all identical 2BR/1BA units offering nearly free living through house hack strategy. With FHA 3.5% down requiring only $38,400 total cash and monthly out-of-pocket of $1,639, the true cost after equity building ($1,150/month principal), appreciation ($1,600/month), and tax benefits ($600/month) drops to just $769/month for 724 SF 2BR unit. Current rents 20-25% below market ($1,150-$1,175 vs $1,500 market) create systematic rent increase path through natural turnover.
This represents accessible house hacking with rapid equity building and minimal management complexity.
House Hack Analysis (3.5% FHA Down) 📝
Investment Metrics | |
|---|---|
Purchase Price | $640,000 |
Down Payment (3.5% FHA) | $22,400 |
Closing Costs | $16,000 |
Total Cash Required | $38,400 |
FHA Rate | 5.949% |
Monthly P&I + MIP | $3,970 |
Monthly Economics 🚀
Cash Flow Analysis | |
|---|---|
Rental Income (3 units) | $3,475 |
Total Monthly Payment | $5,114 |
Net Out-of-Pocket | $1,639/month |
Market Rent Comparison | $1,400-$1,600 |
Premium Over Market | $39-$239/month |
True Cost Calculation | |
|---|---|
Apparent Monthly Cost | $1,639 |
Less Principal Paydown | -$1,150 |
Less Appreciation (3%) | -$1,600 |
Less Tax Benefits | -$600 |
True Monthly Cost | $769 |
3-Year Wealth Building 💰
Equity Creation Timeline | |
|---|---|
Initial Investment | $38,400 |
Year 3 Mortgage Paydown | $45,780 |
Year 3 Appreciation (3%) | $61,505 |
Total Year 3 Equity | $103,685 |
3-Year Return | 170% |
Rent Optimization Path 📈
Year | Avg Rent/Unit | Total Rent | Out-of-Pocket |
|---|---|---|---|
Year 1 | $1,158 | $3,475 | $1,639 |
Year 2 | $1,300 | $3,900 | $1,214 |
Year 3 | $1,500 | $4,500 | $700 |
By Year 3: Live for $700/month while building wealth!
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Lafayette Luxury Flip - $197K IN PREMIUM SCHOOL DISTRICT
📍 Address: 927 2nd St, Lafayette, CA 94549
💰 Price: $1,700,000 ($496/SF)
🏠 Property: 6BR/3.5BA, 3,425 SF, Built 1992
🏦 Capital Required: $329,000 | Net Profit: $197,000 | ROI: 59.9% (6mo)
Why This Works at $1.7M:
Lafayette estate in coveted Acalanes Union High School District offering rare 6BR configuration with manageable cosmetic-to-moderate renovation scope. At $1.7M purchase with $240K renovation reaching conservative $2.46M ARV, this demands $329K total invested but delivers $197K profit protected by school district premium. Recent 6BR comps support $699-$763/SF while this targets $718/SF positioning, with families consistently paying premiums to secure Acalanes enrollment.
This represents accessible luxury flip with strong downside protection from location fundamentals.
Hard Money Analysis (10% Down) 📝
Investment Metrics | |
|---|---|
Purchase Price | $1,700,000 |
Hard Money Down (10%) | $170,000 |
Points (2%) | $34,000 |
Closing Costs | $34,000 |
Cash to Close | $238,000 |
Renovation (HM Funded) | $240,000 |
Holding Costs (6 months) | $91,000 |
Total Cash Invested | $329,000 |
Profit Projections 🚀
6-Month Timeline | |
|---|---|
Conservative ARV | $2,460,000 |
Total Project Cost | $2,032,000 |
Selling Costs | $131,000 |
Hard Money Interest | $100,000 |
Net Profit | $197,000 |
ROI | 59.9% |
Annualized ROI | 120% |
Renovation Scope 🏗️
Category | Budget |
|---|---|
Kitchen & Bath Remodels | $90,000 |
Interior (paint, floors, fixtures) | $90,000 |
Exterior (paint, landscaping) | $40,000 |
Systems & Misc | $20,000 |
Total Renovation | $240,000 |
Comps Supporting $2.46M ARV 📊
Address | Price | SF | $/SF |
|---|---|---|---|
3422 Springhill Rd | $2,700,000 | 3,860 | $699 |
3574 Brookside Dr | $2,595,000 | 3,400 | $763 |
982 Moraga Rd | $2,500,000 | 3,550 | $704 |
Your Property | $2,460,000 | 3,425 | $718 |
Downside Protection 📉
Sale Price | Net Profit | ROI |
|---|---|---|
$2,350,000 | $87,000 | 26% |
$2,400,000 | $137,000 | 42% |
$2,460,000 | $197,000 | 60% |
Even at $2.35M sale: Still profit $87K (26% ROI)