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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!

North Park 5-Plex - Turnkey Cash Flow Machine

📍 Address: 3862-70 Swift Avenue, San Diego, CA 92104
💰 Price: $1,899,000
🏡 Units: 5-unit apartment building (3x3BR/2BA + 1x2BR/2BA + 1x2BR/1BA)
🏦 Monthly Cash Flow: $1,675/mo | Cash-on-Cash Return: 4.5%

Why This is a Great Investment:

Turnkey 5-unit in the heart of North Park's dining and entertainment district. Complete 2025 renovation with zero deferred maintenance, 100% occupied at market rents. Strong unit mix of 2BR and 3BR units serves diverse tenant base in rapidly appreciating submarket. Limited supply in premium location with excellent demographics.

The Stats (30% Down, Conventional Investment) 📝

• Purchase Price: $1,899,000

• Total Cash Needed: $626,700

• Monthly Income: $14,784

• Operating Expenses: $5,242/mo

• Cash Flow: $1,573/mo

• Cash-on-Cash Return: 3.0%

• Cap Rate: 6.0%

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Pacific Beach 4-Unit Coastal Multifamily - Premium Beachside Investment

📍 Address: 2073-79 Reed Avenue, San Diego, CA 92109
💰 Price: $3,099,000
🏡 Units: 4-unit apartment building (1x3BR/2BA + 3x2BR/1BA)
🏦 Monthly Cash Flow: $3,164/mo | Cash-on-Cash Return: 3.7%

Why This is a Great Investment:
This rare coastal multifamily opportunity delivers a 5% cap rate from day one in Pacific Beach—one of San Diego's most coveted beachside neighborhoods. Located just steps from Mission Bay on a prime corner lot, this fully renovated 4-unit property generates $18,895/month in current rents with significant upside potential.

Recent major capital improvements include new roof, updated electrical systems, foundation upgrades, and complete cast iron plumbing replacement—ensuring minimal future capex needs. Four oversized garages offer ADU conversion potential for additional income streams. The property sits in a quiet, upscale pocket of Pacific Beach, perfect for long-term rentals or short-term vacation rental conversion.

With Pacific Beach's limited multifamily inventory and strong coastal rental demand, this turnkey asset offers both immediate cash flow and long-term appreciation in one of California's most desirable beach markets.

The Stats (50% Down, Conventional Investment) 📝

• Purchase Price: $3,099,000

• Total Cash Needed: $1,643,000

• Monthly Income: $18,895

• Operating Expenses: $5,111/mo

• Cash Flow: $3,163/mo

• Cash-on-Cash Return: 2.5%

• Cap Rate: 5.12%

Kansas City Value-Add Flip

📍 Address: 5500 Central Street, Kansas City, MO 64113
💰 Purchase Price: $425,000
🏡 Property: 5 Beds, 3.5 Baths, 3,743 sq ft
🔨 Profit Potential: $274,619 | ROI: 123.43%

Why This is a Great Investment:
This Kansas City gem offers solid flip potential in a premium neighborhood where recent sales range from $193-$402 per square foot. At just $114/sq ft, you're buying at a significant discount to market value with an ARV of $935,750 based on recent comparable sales.

The property is being sold "as-is" by investors, creating an opportunity for cash buyers willing to take on a medium-rehab project. Located in a desirable area with strong buyer demand and multiple recent sales above $1M.

⚠️ RISK ALERT: With the revised rehab budget, this deal has negative safety margins and requires the ARV to hold at $935,750+ to be profitable. This is a higher-risk flip that requires strong execution.

The Stats (25% Down, Conventional Financing) 📝

• Purchase Price: $2,200,000

• Total Cash Needed: $550,000

• Monthly Income: $17,920 (14 units occupied)

• Operating Expenses: $2,977/mo

• Cash Flow: $6,528/mo

• Cash-on-Cash Return: 14.24%

• Cap Rate: 9.6%

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