Hello Investors,

Welcome to Issue #84 of Dealsletter - your weekly breakdown of real estate investment opportunities that actually pencil out. This issue features two incredible Bay Area house hacks — one with luxury upside in El Cerrito and another in Martinez with a vacant 3-bed unit ready for you to move in. We're also spotlighting a 10.8% cap 4-plex in Missouri and a Nashville triplex with $3,500/month in cash flow. As always, every deal includes financing assumptions, expenses, and real cash flow. Let’s dive in.

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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!

Luxury House Hack in El Cerrito, CA

📍 Address: 417 Seaview Dr, El Cerrito, CA 94530
💰 Price: $1,250,000
🏠 Units: Single Family (4 Beds / 3 Baths / 2,811 Sq.Ft)
🏦 Cap Rate: N/A (House Hack Opportunity)

Why This is a Great Investment:

This is one of the rare luxury house hacks where you’re buying in well below the neighborhood average. At $1.25M, the property is significantly under the $1.78M average sales price. You’ve got an in-law unit generating $2,350/month and light cosmetic updates could easily push the ARV to $1.65M+. With great schools, Bay Bridge views, and serious value-add potential, this is a dream owner-occupant investment.

The Stats (5% Down, Market Rents, Living in the main house) 📝

• Purchase Price: $1,250,000

• Cash Needed(5% + Closing): $100,000

• Gross Rent: $2350/month (in law unit)

• Operating Expenses: $1,226/month

• Net Operating Income: $1,124/month

• Loan Payments: $7,506/month

• Effective Mortgage: $6382/month (For this area that’s good)

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Martinez Triplex House Hack w/ Vacant 3-Bed Unit

📍 Address: 142 Blue Ridge Dr, Martinez, CA 94553
💰 Price: $1,100,000
🏠 Units: Multi-Family (7 Beds / 4 Baths / 3,057 Sq.Ft)
🏦 Cap Rate: N/A (House Hack Opportunity)

Why This is a Great Investment:
This triplex lets you step into immediate cash flow while occupying a vacant, move-in-ready 3-bed unit. With two tenants already in place and paying below market, there’s significant upside with light renovations and future rent increases. The effective mortgage is only $3,759/month — a steal in the Bay Area for a 3,000+ sq ft income property with walkability and top-tier schools nearby.

The Stats (5% Down, House Hack, Live in the vacant 3 bed unit) 📝

• Purchase Price: $1,100,000

• ARV: $1,581,000 (All units rehabbed + market rents)

• Cash Needed: $88,000 (5% + closing costs)

• Gross Rent (Current Rents in Place): $3,650

• Operating Expenses: $804

• NOI: $2,804

• Loan Payment: $6,605

• Effective Mortgage: $3,759