Hello Investors,

Welcome to Issue #86 of Dealsletter - This issue features four deals with something for every investor type. Whether you’re looking for a low-barrier flip under $500K, a high-margin Oakland BRRRR, a Concord luxury property with dual-home income potential, or an exclusive 50-unit syndication in Walnut Creek with 18%+ IRR projections — you’ll find it here. As always, each deal includes full breakdowns, conservative numbers, and clear strategies.

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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 7.02%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.53%(FHA) interest rate. We do the math so you can focus on what matters – the deals!

Cosmetic Only Flip in Brentwood w/ 82% ROI

📍 Address: 161 E Sims Rd, Brentwood, CA 94513
💰 Price: $489,000 (List Price)
🏠 Units: Single Family (3 Beds / 2 Baths / 1,332 Sq.Ft)
🏦 ROI: 82%

Why This is a Great Investment:

This Brentwood flip offers strong ROI with limited cash outlay. Listed under $500K, it's located on the outskirts of town with great resale potential. The remodel is fully cosmetic, meaning you avoid costly capital expenditures. With only $60K needed upfront and a projected $61K profit, this is a great starter or repeat flip.

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

• Purchase Price: $465,000 (under asking)

• ARV: $650,000

• Rehab costs: $82,500

  • Full cosmetic remodel with no known capital expenditure repairs. Mid range materials to capture higher ARV for this area.

• Cash Needed: $60,450

• Selling Costs (4.5%): -$39,000

• Holding Costs (3 Months): -$13,781

• Total Profit: $61,069

• ROI: 82.3%

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Oakland BRRRR or High-End Flip w/ 228% ROI

📍 Address: 6133 Hillmont Dr, Oakland, CA 94605
💰 Price: $349,000 (List Price)
🏠 Units: SFH (4 Beds / 2 Baths / 1,846 Sq.Ft)
🏦 ROI(Flip): 228%

Why This is a Great Investment:
Whether you flip or BRRRR, this Millsmont property has upside. The street-level in-law unit, flexible layout, and high neighborhood ARVs allow for strong exit options. The flip brings in over $230K profit, or you can refinance and hold with zero cash left in the deal.

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

• Purchase Price: $600,000 (Strong offer. Over asking)

• ARV: $1,060,000

• Rehab costs: $121,000

  • Full cosmetic remodel required, including two kitchens. High-end materials planned to maximize ARV for this area.

• Cash Needed: $78,000

• Selling Costs (4.5%): -$63,600

• Holding Costs (4 Months): -$24,126

• Total Profit: $233,274

• ROI: 228%

OR

The Stats (10% Down Hard money Loan, Refi into DSCR at 75% ARV) 📝

• Purchase Price: $550,000 (Lower than flip price to make BRRRR work)

• Rehab Costs: $121,000

• After Repair Value (ARV): $1,060,000

• Holding Period: 4 months

• Holding Costs: $24,800

• Refinance Cash Out: $73,000

• Total Invested Cash: $0

• Gross Rent: $5,100/month (High-end rent—requires target remodel to achieve)

• Operating Expenses: $579/month

• Loan Payment: $4,677/month