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Martinez Downtown Triplex House Hack - $2,412/MONTH TRUE COST LIVING
📍 Address: 937 Las Juntas St, Martinez, CA 94553
💰 Price: $995,000 ($331,667/unit)
🏠 Property: 3 Units (2BR each), 1,635 SF, Built 1875/Renovated 2025
🏦 House Hack Returns: 195% in 3 Years | True Cost: $2,412/month
Why This is a Great Investment:
Turnkey downtown Martinez triplex offering walkable lifestyle while building wealth through house hack strategy. With FHA 3.5% down requiring $54,725 total cash and monthly out-of-pocket of $3,665, the true cost after equity building ($1,800/month principal), appreciation ($2,488/month), and tax benefits ($1,253/month) drops to $2,412/month for renovated 2BR unit in heart of downtown. Fully renovated 2025 with brand new kitchens in 2 units, in-unit washer/dryer, fresh paint, landscaping - completely turnkey condition requiring zero additional investment.
This represents premium downtown lifestyle with wealth building through forced equity capture in appreciating Martinez market.
House Hack Analysis (3.5% FHA Down) 📝
Investment Metrics | |
|---|---|
Purchase Price | $995,000 |
Down Payment (3.5% FHA) | $34,825 |
Closing Costs | $19,900 |
Total Cash Required | $54,725 |
FHA Rate | 5.949% |
Monthly P&I + MIP | $6,170 |
Monthly Economics 🚀
Cash Flow Analysis | |
|---|---|
Rental Income (2 units @ $2,100) | $4,200 |
Total Monthly Payment | $7,865 |
Net Out-of-Pocket | $3,665/month |
Market Rent Comparison | $1,990-$2,400 |
Premium Over Market | $1,265-$1,675/month |
True Cost Calculation | |
|---|---|
Apparent Monthly Cost | $3,665 |
Less Principal Paydown | -$1,800 |
Less Appreciation (3%) | -$2,488 |
Less Tax Benefits (67% rental) | -$1,253 |
True Monthly Cost | $2,412 |
3-Year Wealth Building 💰
Equity Creation Timeline | |
|---|---|
Initial Investment | $54,725 |
Year 3 Mortgage Paydown | $69,600 |
Year 3 Appreciation (3%) | $91,554 |
Total Year 3 Equity | $161,504 |
3-Year Return | 195% |
Rent Optimization Path 📈
Year | Income | Out-of-Pocket | After Tax/Equity |
|---|---|---|---|
Year 1 | $4,200 | $3,665 | $2,412 |
Year 2 | $4,410 | $3,455 | FREE + $1,733/mo |
Year 3 | $4,630 | $3,235 | FREE + $1,953/mo |
Critical Success Factors:
Downtown Martinez walkable lifestyle premium
Turnkey 2025 renovation requires zero additional work
In-unit W/D in 2 units commands premium rents
Need $200K household income for comfortable qualification
Your career will thank you.
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Sacramento Midtown Mixed-Use - INSTITUTIONAL 5.75% CAP TROPHY ASSET
📍 Address: 1915 S St, Sacramento, CA 95811
💰 Price: $5,950,000 ($991,667/unit)
🏠 Property: 6 Furnished Apartments + NNN Restaurant, 9,687 SF, Built 2025
🏦 Year 1 Cash Flow: -$5,197 | All-Cash Return: 5.75% | 5-Year IRR: 9.04%
Why This Requires Institutional Capital:
Brand new 2025 Midtown Sacramento mixed-use offering immediate institutional-quality income but requiring all-cash or 1031 exchange buyer. At $5.95M with 6 fully furnished luxury apartments ($2,505-$3,143/month) plus 10-year NNN restaurant lease ($22,066/month total with CAM), this delivers 5.75% cap rate with dual income streams and zero deferred maintenance. With 25% down financing, Year 1 produces slight negative cash flow (-$433/month) but Year 2 turns positive ($347/month) through built-in escalations, ultimately delivering 9.04% IRR over 5 years.
This represents trophy Midtown Sacramento asset ideal for capital preservation with modest returns in completely turnkey condition.
Investment Analysis (25% Down) 📝
Investment Metrics | |
|---|---|
Purchase Price | $5,950,000 |
Down Payment (25%) | $1,487,500 |
Closing Costs | $119,000 |
Total Cash Required | $1,606,500 |
Current NOI | $342,203 |
Annual Cash Flow (Year 1) | -$5,197 |
Current Cash-on-Cash | -0.32% |
Income Breakdown 🚀
Revenue Streams | |
|---|---|
Residential (6 furnished units) | $198,573/year |
Restaurant Base Rent (NNN) | $212,844/year |
CAM Recoveries | $51,951/year |
Total Gross Income | $466,368/year |
Operating Expenses (26.6%) | $124,166/year |
Net Operating Income | $342,203/year |
5-Year Performance Projection 📈
Year | NOI | Cash Flow | CoC |
|---|---|---|---|
Year 1 | $342,203 | -$5,197 | -0.32% |
Year 2 | $351,567 | $4,167 | 0.26% |
Year 3 | $362,250 | $14,850 | 0.92% |
Year 4 | $373,238 | $25,838 | 1.61% |
Year 5 | $384,535 | $37,135 | 2.31% |
Exit Strategy (Year 5) 💰
Sale Analysis | |
|---|---|
Year 5 NOI | $384,535 |
Exit Cap (5.5%) | $6,991,545 |
Less Costs/Payoff | $4,599,340 |
Cash at Sale | $2,392,205 |
Plus 5-Year CF | $76,793 |
Total Profit | $862,498 (53.7%) |
5-Year IRR | 9.04% |
All-Cash Scenario 📊
All-Cash Returns | |
|---|---|
Year 1 Cash-on-Cash | 5.75% |
Year 5 Cash-on-Cash | 6.46% |
Perfect For:
1031 exchange buyers needing capital placement
All-cash investors wanting 5.75%+ returns
Institutional buyers seeking trophy assets
Conservative investors wanting new construction + NNN tenant
NOT For:
Investors needing immediate positive cash flow
Value-add operators
Highly leveraged buyers