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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 6.79%, unless otherwise stated. For house hacks, we assume a 5% down payment with PMI at 0.4% and a 6.25%(FHA) interest rate. We do the math so you can focus on what matters – the deals!

Blue Springs Flip with 116% ROI

📍 Address: 1113 SW 17th St, Blue Springs, MO 64015
💰 Price: $285,000
🏡 Units: Single Family (6 Bedrooms)
🏦 ROI: 116%

Why This is a Great Investment:

This massive 6-bedroom, 3-bath home is back on the market with no fault to the seller. At over 2,600 sqft and walking distance to schools and shopping, the location is prime. With a light cosmetic scope and an ARV of $415K, this is an ideal flip in a family-friendly suburb with strong comps.

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

• Purchase Price: $285,000

• ARV: $415,000

• Rehab costs: $42,900 (10% Contingency)

• Down Payment: $28,500

• Purchase Costs: $8,550

• Cash Needed: $37,050

• Selling Costs (4.5%): -$18,675

• Holding Costs (3 Months): -$7,822

• Total Profit: $52,053

• ROI: 116%

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Santa Clara Flip with $462K Upside

📍 Address: 2099 2nd St, Santa Clara, CA 95054
💰 Price: $1,250,000
🏡 Units: Single Family w/ Detached ADU
🏦 ROI: 95.2%

Why This is a Great Investment:
Located minutes from Nvidia HQ, this 4-bed, 2-bath home with an ADU is a pure cosmetic play with a $462K discount to market. With strong comps, a manageable remodel scope, and zero HOA, this Silicon Valley home is primed for a fast, clean flip.

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

Hard Money Loan Financed Terms Used

• Loan Type: Interest-Only, 1 Year

• Interest Rate: 10.45%

• Loan to Cost: 90.9%

• LTV: 72.8%

• Financing Of: Price(90%), Rehab(100%)

Investment Metrics

• Purchase Price: $1,250,000

• ARV: $1,712,000

• Rehab costs: $121,000 (10% Contingency)

  • Scope: Comprehensive aesthetic transformation using premium materials, custom elements, designer fixtures, and professional design services throughout all interior and exterior spaces.

  • Focus: Creating luxury finishes and high-end visual appeal while maintaining the existing structural framework and layout of the property.

  • Goal: Maximize property value and market appeal by delivering a move-in ready, luxury-grade home that commands top-tier pricing in the local market.

• Down Payment: $125,000

• Purchase Costs: $37,500

• Cash Needed: $162,500

• Selling Costs (4.5%): $77,040

• Holding Costs (3 Months): $36,783

• Total Profit: $189,677

• Post-Tax Profit: $151,742

• ROI: 95.2%

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San Jose Contractor Special

📍 Address: 11176 Canon Vista Ave, San Jose, CA 95127
💰 Price: $998,888
🏡 Units: Single Family
🏦 ROI: 93%

Why This is a Great Investment:
Located atop the Alum Rock hills with massive valley views, this fixer-upper has a 13,000 sqft lot and a $274K spread. Rehab is heavy, but the ARV is strong and demand in San Jose is resilient.

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

• Purchase Price: $998,888

• ARV: $1,420,000

• Rehab costs: $137,500 (10% Contingency)

• Down Payment: $125,000

• Purchase Costs: $37,500

• Cash Needed: $162,500

• Selling Costs (4.5%): $77,040

• Holding Costs (3 Months): $36,783

• Total Profit: $189,677

• ROI: 95.2%

32-Unit SF Syndication w/ 8.3% Cap

📍 Address: 381 Turk St, San Francisco, CA
💰 Price: $5,100,000
🏡 Units: 32 (29 Studios, 3 One-Beds)
🏦 Cap Rate: 8.3% (Yr 1)

📦 Syndication Structure

Entity Type:

• California LLC, or DE LLC registered in CA

• Clear GP/LP structure with investor operating agreement

GP/LP Breakdown:

• GP: BLANK LLC

• LP Equity: ~$1.275M (25%)

• Loan: $3.825M at 5%, 30-yr am

• GP Equity Contribution: $150–200K

• Split: 8% pref, then 70/30

• Optional Hurdle: Go 60/40 above 15% IRR

Real Talk: Does It Pencil?

Yes — but not in the traditional way.

This is NOT a value-add play. It’s a cash-flow hold with some mild rent bumps and a strong entry cap. You’re not jacking rents 30%. You’re not doing a heavy reno. Most units are already close to market. No ADU, no fancy BRRRR exit.

But what you do have:

• SF at under $160K/door

• Cap rate over 8%

• Solid rent collection

• Market-proof location for housing demand

The Stats(Syndication Play, Acting as GP)

• Purchase Price: $5,100,000

• Cap Rate (Current): 7.21%

• Cap Rate (Year 1): 8.34%

• Gross Rent Multiplier (GRM): 8.46

• Current Gross Scheduled Rent: $602,690/year

• Pro Forma Gross Rent: $665,280/year

• Effective Gross Income (Year 1): $683,223

• Operating Expenses (Year 1): $258,081 (37.8% of EGI)

• Cash-on-Cash (Year 1): 18.34%

• Hold Period: 5–7 Years

• Target IRR (LP): 13–15%

• Equity Multiple: 1.8x–2.0x

• Renovation Scope: Light touch (minor CapEx + reserves only)

• Location: Tenderloin District — walking distance to Market St, Civic Center, Union Squaree

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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.