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Hello Investors,
🔥 THIS WEEK
KC BRRRR: Get PAID $3,310 to own $205K property producing $126/month
Sacramento 6-Unit: Strong 11.2% CoC ($2,602/mo) with lean 23.6% expenses
North Vegas 5-Unit: Weak 5% CoC needs $30K rehab → 10.3% stabilized
KC Brighton 18-Unit: Beautiful 2020 Class A but terrible 4.4% CoC at $784K down
🔥 Kansas City Bales BRRRR - GET PAID $3,310 TO OWN IT
📍 6727 Bales Ave, Kansas City, MO 64132
💰 Purchase: $98,000 | Rehab: $49,500 | ARV: $205,000
🏠 Property: 3BR/2BA, 1,510 SF, Near Swope Park/KC Zoo
🏦 Cash Out at Refi: $20,950 | Net: Get PAID $3,310 | Infinite CoC
BRRRR Mechanics:
Phase 1: Buy & Rehab | |
|---|---|
Purchase Price | $98,000 ($65/SF) |
Hard Money (90%) | $132,800 |
Down Payment (10%) | $14,700 |
Closing Costs | $2,940 |
Rehab Budget | $49,500 ($33/SF) |
Holding (3 months) | $3,807 |
Total Cash In | $17,640 |
Phase 2: Refinance | |
|---|---|
ARV | $205,000 ($136/SF) |
Refinance @ 75% LTV | $153,750 |
New Rate | 6.8% for 30 years |
Pay Off Hard Money | $132,800 |
Cash Out to You | $20,950 ✅ |
Less Initial Investment | $17,640 |
Net Position | -$3,310 🔥 |
Post-Refinance Performance:
Infinite Return Reality | |
|---|---|
Monthly Rent | $1,460 |
Operating Expenses (18.6%) | $258/month |
New Loan Payment | $1,002/month |
Monthly Cash Flow | $126 |
Annual Cash Flow | $1,515 |
Cash Left in Deal | -$3,310 |
Cash-on-Cash Return | INFINITE ∞ |
Forced Equity Creation: $205K ARV minus $98K purchase minus $49.5K rehab = $57,500 instant equity (28% of property value)
30-Year Wealth Trajectory: Year 1 cash flow $1,515 grows to Year 10 $9,796, Year 20 $19,622, Year 30 $34,261 with total profit $1,179,613 - all from NEGATIVE $3,310 initial position
Location Strength: Near Swope Park, KC Zoo, Starlight Theater creating family-friendly demand with easy highway access and strong rental fundamentals
109% ARV Gain: Buying at $65/SF and creating $136/SF value through $33/SF cosmetic rehab demonstrates massive spread enabling full capital extraction
Risk Factors: $49,500 rehab budget tight requiring 10% contingency buffer, must verify $205K ARV with local comps, $1,460 rent needs validation, 3-month timeline critical to minimize $1,156/month interest carry
Recommended Strategy: Textbook BRRRR execution - verify ARV with 3-5 comps, get contractor bids pre-close, pre-qualify for 6.8% refi, target 90-day renovation, repeat with extracted $20,950 cash
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Sacramento Kenwood 6-Unit - 11.2% COC CASH COW
📍 1705 Kenwood St, Sacramento, CA 95815
💰 Price: $998,000 ($166,333/unit)
🏠 Property: 3 Studios + 3×2BR/1BA, Hagginwood Location
🏦 Year 1 CF: $31,233/yr (11.2% CoC) | Cap: 9.1%
Key Metrics:
Critical Numbers | |
|---|---|
Down Payment (25%) | $249,500 |
Total Cash Required | $279,440 |
Pro Forma NOI | $90,990 |
Year 1 Cash Flow | $31,233 ($2,602/mo) |
Year 1 CoC | 11.2% ✅ |
True Cap Rate | 9.1% |
Expense Ratio | 23.6% ✅✅ |
Debt Coverage | 1.52x |
Ultra-Lean Expense Structure: 23.6% operating costs exceptional due to separate gas/electric meters ($0 utilities), no HOA fees, no landscaping costs, minimal common areas creating institutional-level efficiency at small scale
Pro Forma Rent Reality: $10,450/month ($125,400/year) represents 23% increase over current requiring verification this achievable at market - critical due diligence determining deal viability
Strong Fundamentals: 1.52x debt coverage can absorb 34% income drop, 9.1% cap rare for Sacramento (most 5-7%), 70.1% break-even ratio creates safety margin for economic downturns
10-Year Wealth Building: $2,602/month Year 1 grows to $5,056/month Year 10 (21.7% CoC), cumulative $485K cash flow plus $556K equity buildup = $1,041K total return on $279K investment
Sacramento Market Strength: State capital stable employment, growing tech presence, affordable Bay Area spillover demand, strong schools attract family renters creating durable fundamentals
Value-Add Opportunities: RUBS implementation adds $3,600-5,400/year (infinite ROI), unit renovations $3-5K each generating $100-150/month increases, coin laundry $1,200-2,400/year, storage rentals additional income
Risk Level: MEDIUM - Hagginwood working-class location higher crime, pro forma rents 23% above current requires aggressive verification, $279K capital commitment substantial
Recommended Strategy: CRITICAL - Verify $10,450/month achievable through market comps before proceeding, if current rents significantly lower understand gap timeline, strong buy at verified pro forma