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Hello Investors,

Welcome to Issue #70 of Dealsletter — the real estate deal newsletter designed for investors like you who want properties that cash flow, appreciate, or flip fast.

This week’s lineup brings serious potential:

• A turnkey 15-unit in Sacramento with a 9% cap

• A Lafayette, CA flip with 142% ROI potential

• A true off-market BRRRR or flip in Antioch

• And a San Diego long-term rental with big equity upside over time

Let’s dive in! 👇

 Sacramento 15-Unit Value-Add + Strong Cash Flow

• 📍 Address: 3142 Edison Ave, Sacramento, CA 95821

• 💰 Price: $1,950,000

• 🏠 Units: 15

• 🏦 Cap Rate: 9%

Why This Is a Great Investment

Edison Manor is a rare value-add in Sacramento that already cash flows well with current tenants. With a mix of 14 spacious 1-bed units and one 3-bed unit, this property sits in a quiet residential area surrounded by single-family homes but near major employers and retail. SB-721 compliant with no deferred maintenance, new electrical panels, and low operating costs. At 9% cap and a DSCR of 1.53, this is ideal for any investor looking for cash flow today and appreciation tomorrow.

The Stats (25% Down, Multi-Family Investment) 📝

• Purchase Price: $1,950,000

• Gross Rent: $21,800/month

• Vacancy (10%): -$2180/month

• Operating Expenses: $5,034/month

  • Taxes: $1938/month

  • Insurance: $917/month

  • Maintenance: $1,090/month

  • Capital Expenditures: $1,090/month

• Net Operating Income: $14,586/month

• Loan Payments: $9,505/month

• Cash Flow: $5,080/month

• Capitalization Rate: 9%

• DSCR: 1.53

High ROI Lafayette House Flip

• 📍 Address: 3313 Betty Ln, Lafayette, CA 94549

• 💰 Price: List Price: $995,000 | $1,200,000(Offer Price)

• 🏠 Units: 1 (SFR)

• 🏦 ROI: 142%

Why This Is a Great Investment

Located in the highly desirable Lafayette Valley Estates, this original 1950s ranch home sits on a 10,000 sq ft lot. With strong demand, low local inventory, and top-tier schools, this property is likely to sell above asking. Full interior rehab + market trajectory in Contra Costa = excellent flip potential. The projected ARV of $1.85M combined with only ~$192K in rehab makes this a rare flip with a projected $290K+ profit.

The Stats (10% Down Hard Money Loan) 📝

• Purchase Price: $1,200,000 (exceeds asking by $200,000)

• Rehab Costs: $192,000 (includes 10% contingency)

• After Repair Value (ARV): $1,850,000

• Selling Costs (4.5%): -$83,250

• Holding Costs: -$48,109

• Holding Period: 4 months

• Total Profit: $290,141

• Return on Investment: 142%

OFF MARKET House Flip in Antioch, CA

• 📍 Address: 1511 D St, Antioch, CA 94509

• 💰 Price: $299,000

• 🏠 Units: 1 (SFH)

• 🏦 ROI: 66.8%

Why This Is a Great Investment

Off-market deals like this don’t come often. With an ARV of $430K, light rehab, and an entry price just under $300K, this Antioch property is a flexible opportunity that could serve as either a BRRRR or a flip. The numbers are tight and optimized, offering a $32K profit or the chance to cash flow once refinanced. Bonus: 7,500 sq ft lot allows for backyard expansion or ADU down the line.

The Stats(10% Down, Hard Money Loan) 📝

• Purchase Price: $299,900

• ARV: $430,000

• Rehab Costs: $60,500

• Holding Period: 3 months

• Holding Costs: $9,045

• Selling Costs (4.5%): $19,350

• Total Profit: $32,121

• ROI: 66.8%

San Diego 6-Unit Long Term Appreciation Play

• 📍 Address: 719-731 63rd St, San Diego, CA 92114

• 💰 Price: $2,550,000

• 🏠 Units: 6

• 🏦 Cap Rate: 5.6%

Why This Is a Great Investment

This 6-unit property is not just about immediate income — it’s a long-term wealth builder in one of the fastest-appreciating SoCal markets. Five fully renovated single-story 3BR homes and one two-story 3BR front house (plans in place to redevelop into 4 more units) = multiple strategies. The cash flow is strong, but the real play is equity. In 10 years, projected equity growth puts your net worth up by $3M+.

The Stats(40% Down, Long Term Appreciation Play) 📝

• Purchase Price: $2,550,000

• Gross Rent: $18,670/month

• Vacancy (10%): -$1,867/month

• Operating Expenses: $4,881/month

  • Taxes: $2,614/month

  • Insurance: $400/month

  • Maintenance: $934/month

  • Capital Expenditures: $934/month

• Net Operating Income: $11,922/month

• Loan Payments: $9,944/month

• Cash Flow: $1,978/month

• Capitalization Rate: 5.6%

• 5-Year Equity Position: $3,460,442 (Property Value) - $1,436,617 (Loan Balance) = $2,023,825 (Total Equity)

• 10-Year Equity Position: $4,372,085 (Property Value) - $1,305,739 (Loan Balance) = $3,066,346 (Total Equity)

• 20-Year Equity Position: $6,979,155 (Property Value) - $865,239 (Loan Balance) = $6,113,916 (Total Equity)

What’s Brewing at Dealsletter ☕️

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A Big Thank You! 🙌

We're immensely grateful for our early subscribers. Your trust and engagement are the fuel that drives Dealsletter. We promise to keep delivering top-notch real estate insights and deals.

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.