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Hello Investors,
Welcome to Issue #92 of Dealsletter - This week’s Dealsletter is stacked—and moving fast. One of the properties featured has offers due Monday (6/17), so we’ve already pushed it across social to give our followers a head start. If you’re not already following us now’s the time—these deals don’t wait. From a luxury view flip in Berkeley to a 20-unit coastal syndication in Carlsbad, this issue hits every angle: flip, BRRRR, house hack, and value-add multifamily.
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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 6.89%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.45%(FHA) interest rate. We do the math so you can focus on what matters – the deals!
Berkeley Hills Flip – Panoramic Views + 113% ROI
📍 Address: 494 Cragmont Ave, Berkeley, CA 94708
💰 Price: $995,000
🏠 Units: Single Family – 4 Beds / 3.5 Baths / 2,582 sqft
🏦 ROI: 113%
Why This is a Great Investment:
Offers are due Monday 6/17 — and this one’s all about the views. Located in the prestigious North Berkeley Hills, this 1930s-era home is livable as-is but ready for a mid-to-high-end transformation. With a rooftop deck, original charm, and panoramic Golden Gate views, it’s the kind of flip that commands big resale margins.
You’ll need to come in strong (we modeled at $95K over asking), but even then, this deal projects a $208K profit and 113% ROI. And comps in the $2M range back it up.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $1,090,000 ($95k over asking)
ARV: $1,620,000 (Conservative. Comps push $2mil range for high end remodels)
Rehab costs: $173,800 (10% Contingency)
Mid-to-high-end remodel
Create open-concept layout to maximize ARV potential
Cash Needed: $141,700
Selling Costs (4.5%): -$72,900
Holding Costs (4 Months): -$42,150
Total Profit: $208,450
ROI: 113%
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A good deal dies without the right financing — but Mike LeHoty makes sure yours doesn’t.
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With access to hundreds of investor-friendly programs, Mike can custom-fit financing to your current deal and help you plan ahead for the next one.
📞 Call/Text: 440-557-2887
📧 Email: [email protected]
Mike LeHoty | Loan Originator | NMLS #2657277
Pleasant Hill Cottage Flip – Quick Upside in Hot Market
📍 Address: 2577 Jewell Ln, Pleasant Hill, CA 94523
💰 Price: $635,000
🏠 Units: Single Family – 2 Beds / 1 Bath / 480 sqft
🏦 ROI: 92.3%
Why This is a Great Investment:
A tiny home on a big lot in a hot Bay Area zip code? This is how flippers win fast. With comps supporting an $875K ARV, this cozy cottage needs a clean remodel and solid staging. The 7,800+ sq ft lot also opens the door for expansion or long-term play as an ADU + rebuild strategy. At under $83K cash in, this deal delivers a clean $92K profit and almost 100% ROI.
The Stats (10% Down, Hard Money Loan) 📝
Purchase Price: $635,000
ARV: $875,000
Rehab costs: $71,500 (10% Contigency)
Cash Needed: $82,550
Selling Costs (4.5%): -$39,375
Holding Costs (3 Months): -$17,602
Total Profit: $92,473
ROI: 92.3%
20-Unit Syndication in Carlsbad Village – Coastal + Value-Add
📍 Address: 975 Laguna Dr, Carlsbad, CA 92008
💰 Price: $10,495,000
🏠 Units: 20 (13x 2BD, 6x 1BD, 1x 2BD/2BA)
🏦 Projected IRR: 13-15%
Why This is a Great Investment:
West of I-5. Garages. Private yards. Walkable to the beach. This is the definition of location + value-add. Rents are under market by 27%, and with light-to-moderate renovations plus ADU conversion potential, this 20-unit has major upside. We’ve underwritten it fully as a syndication play — with clear returns, GP/LP structure, and conservative modeling.
The Stats (Syndication Deal) 📝
Purchase Price: $10,495,000
Units: 20 (70% 2-Bedroom Units)
Cap Rate (Current): 3.81%
Pro Forma Cap Rate (Stabilized): ~4.8–5.0%
Current Rent Roll: $609,036/year
Rent Upside: ~27% (Pro Forma: ~$774,000/year)
Expenses (Actual): $199,454/year
Pro Forma NOI: ~$503,000/year
Renovation Budget: ~$750,000 (interior + ADU potential)
Hold Period: 5 Years
ADU Upside: 6–8 garage conversions possible
Location: West of I-5, walkable to Carlsbad Village & coast
Austin TX House Hack – 3 Structures, Fully Renovated
📍 Address: 6111 Atwood St, Austin, TX 78741
💰 Price: $650,000
🏠 Units: 3 structures on one lot
🏦 Strategy: Live-in House Hack w/ Rental Income
Why This is a Great Investment:
Renovated in 2022 and just minutes from downtown Austin and the Colorado River, this setup is rare. You get a remodeled main house, a second flex structure (ideal for office/gym), and a third fully rentable guest unit. Live in one, rent the rest, or use it as a dual-income play. It’s a creative investor’s dream. FHA financing available. Perfect for someone ready to house hack their way into the Austin market.
The Stats (5% Down FHA, Live in one of the units) 📝
Purchase Price: $650,000
Cash Needed(5% + Closing): $52,000
Gross Rent: $1,580/month
Operating Expenses: $887month
Net Operating Income: $693/month
Loan Payments: $4,109/month
Effective Mortgage: $3,416/month
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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.