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Hello Investors,
Welcome to Dealsletter #55 - your trusted source for handpicked real estate investment opportunities! This week, we’re bringing you four incredible opportunities across San Francisco, Sacramento, Kansas City, and Indianapolis.
📍 What’s Inside This Issue?
A 10-unit gem in San Francisco’s Twin Peaks with stunning downtown views (6.38% Cap).
A 7-unit, 2007-built cash-flowing property in Sacramento with an assumable 4.6% loan.
A 12-unit Kansas City deal with 3-bed units in a walkable neighborhood (20%+ CoC).
A BRRRR/Flip opportunity in Indianapolis offering strong returns with minimal cash investment.
🚨 Note on Numbers: All calculations for investment properties are based on a 25% down payment and a current interest rate of 7.05%, 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!
👉🏼 Stay up to date: What’s the latest on mortgage rates?
📈 The Stats: Each listing comes with detailed investment metrics like cap rates, GRM, and special financing options where available.
This Weeks Deals 🏘️
Multi-Family in San Francisco, CA
Property: 45 Glendale St – 10 Units
Cap Rate: 6.38%
Multi-Family in Sacramento, CA
Property: 3732-3736 Astoria St – 7 Units
Cap Rate: 4.86%
Multi-Family in Kansas City, MO
Property: 3214-3220 Saint John Ave – 12 Units
Cap Rate: 20%+ (Current)
BRRRR/Flip in Indianapolis, IN
Property: 3532 E New York St – SFH
Cap Rate: 7%
Multi-Family Investment in San Francisco
📍 Address: 45 Glendale St, San Francisco, CA 94114
💰 Price: $2,750,000 ($275,000/Unit)
🏠 Investment Strategy: Multi-Family
📈 Cap Rate: 6.38%
Why This is a Great Investment 👉🏼 This 10-unit apartment building in Twin Peaks offers a strong 6.38% cap rate in a prime San Francisco location. With garage parking, an elevator, and a mix of 1- & 2-bedroom units, it caters to a broad tenant base while boasting stunning penthouse views of downtown SF. The property benefits from long-term rent stability due to SF’s rent control laws, but also presents an opportunity to increase cash flow as units turn over. With limited multi-family inventory at this price point, this is a rare chance to secure a high-performing asset in SF.
The Stats (25% Down, Commercial Loan) 📝
Gross Rent: $33,950/mo
Vacancy (10%): -$3,395
Operating Expenses: -$8,697
NOI: $21,858
Cash-on-Cash Return: 11%
DSCR: 1.48
Cash Flow: Strong
The Stats (Current Rent Roll) 📝
Annual Gross Rental Income: $272,643
Vacancy: -$8179
Annual Operating Expenses: $88878
Annual NOI: $175,586
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Multi-Family Investment in Sacramento
📍 Address: 3732-3736 Astoria St, Sacramento, CA 95838
💰 Price: $1,300,000 ($185,714/Unit)
🏠 Investment Strategy: Multi-Family
📈 Cap Rate: 4.86%
Why This is a Great Investment 👉🏼 This 2007-built, 7-unit apartment complex provides low maintenance costs and a favorable assumable 4.6% loan—a huge financing advantage in today’s market. The property is fully occupied, with an opportunity to increase rental income by closing the 8.8% loss-to-lease gap through light renovations and better management. Its location near major highways and employment hubs ensures high tenant demand and appreciation potential. For investors looking for steady cash flow with future upside, this is a great Sacramento multi-family deal.
The Stats (48% Down, Commercial Loan) 📝
Gross Rent: $10,270/mo
Vacancy: 5% assumed
Yearly Expenses: $49,947
NOI: $63,195
Cash Flow: Moderate
Cap Rate: 4.86%
Multi-Family Investment in Kansas City, MO
💰 Price: $1,250,000 ($104,167/Unit)=
🏠 Investment Strategy: Multi-Family
📈 Cap Rate: 20% (Current)
Why This is a Great Investment 👉🏼 This 12-unit brick multi-family in Kansas City’s Historic Northeast district offers spacious 3-bedroom units and a low purchase price of $104K/unit. The property is cash-flowing from day one, with a 20% cash-on-cash return at current rents and up to 28% CoC upside with minor rent adjustments. Recent updates to the roof, plumbing, and furnaces reduce maintenance costs, while the walkable location near parks and amenities keeps demand high. With strong rental demand and value-add potential, this is a perfect asset for high-cash-flow investors.
The Stats(25% Down, Commercial Loan) 📝
Gross Rent (Current): $18,552/mo
Vacancy (10%): -$1,855
Operating Expenses: -$4,239
NOI: $12,458
Cash-on-Cash Return: 20%
DSCR: 1.9
BRRRR or Flip in Indianapolis, IN
📍 Address: 3532 E New York St, Indianapolis, IN 46201
💰 Price: $125,000
🏠 Investment Strategy: BRRRR or Flip
Why This is a Great Investment 👉🏼 This 3-bed, 2-bath single-family home in Englewood offers a strong BRRRR or flip opportunity with minimal cash investment. A two-parcel lot adds extra development potential, while the home itself features original hardwood floors, a spacious living area, and a cozy fireplace. Investors can turn this into a high-rent property or flip it for a projected $49K+ profit after a 3-month hold. With strong rental demand and a low purchase price, this is a solid investment in the Indianapolis market.
The BRRRR Stats(15% Down HML, Refi at 75%) 📝
Purchase Price: $125,000 (Offering less than asking)
Rehab Costs: $27,500 (Esttimated as some work as already started)
ARV: $220,000
New loan amount at 75%: $165,000
Refi Cash out: $20,291
Total cash invested: $2,209
Gross Rent: $1700
Vacancy: $106
Operating Expenses: $349/mo
NOI: $1249
Cash Flow: Moderate
The House Flip Stats(15% Down HML) 📝
Purchase Price: $125,000 (Offering less than asking)
Rehab Costs: $27,500 (Esttimated as some work as already started)
ARV: $220,000
Selling Costs: $9900
Holding Costs: $4821
Holding Period: 3 months
Profit: $49029
What’s Brewing at Dealsletter ☕️
More House Hack Opportunities: With rising mortgage rates (Yay again), we’re focusing on properties that can offer creative financing and live-in investment options. Think duplexes, triplexes, and ADU potential properties where you can live in one unit and rent out the rest.
Spotlight on Emerging Markets: We’re expanding beyond California, keeping an eye on emerging cities that offer attractive cap rates and investor-friendly climates. We’ll highlight cities you might not have considered but are primed for growth.
Dealsletter Success Stories: Have you closed on a property or found value through Dealsletter? We want to hear about it! Send us your story for a chance to be featured in our community section.
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A Big Thank You! 🙌
We're immensely grateful for our early subscribers. Your trust and engagement are the fuel that drives Dealsletter. We promise to keep delivering top-notch real estate insights and deals.
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.