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Hello Investors,
Welcome to Dealsletter #59 - This week, we’re featuring a re-listed Oakland duplex that’s now fully vacant, allowing for immediate rent optimization and maximum cash flow potential. Alongside this, we have three exceptional multi-family deals in Sacramento, Emeryville, and Kansas City, each offering high returns, value-add potential, and strong rental demand.
🚨 What’s Inside This Issue?
Fully Vacant Duplex in Oakland – Ideal for Section 8 rental security & above-market rents.
Sacramento 8-Unit Tudor-Style Complex – Unique curb appeal with steady rental history.
Turnkey 6-Unit in Emeryville – Recently remodeled, strong rental upside.
BRRRR/Flip Opportunity in Kansas City – Affordable entry, high return potential.
🚨 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 Oakland, CA
Property: 68th Ave, 2 Units
Cap Rate: 10%
Multi-Family in Sacramento, CA
Property: T St, 8 units
Cap Rate: 5.2%
Multi-Family in Emeryville, CA
Property: 63rd St, 6 Units
Cap Rate: 6.72%
BRRRR/Flip in Kansas City, MO
Property: Tracy Ave, SFH
CoC: 15%
Multi-Family Investment in Oakland, CA
💰 Price: $925,000
🏠 Investment Strategy: Multi-Family (Duplex)
📈 Cap Rate: 10%
Why This is a Great Investment 👉🏼 A rare second chance to secure this property, now fully vacant! This turnkey duplex allows investors to set market rents immediately, taking advantage of Oakland’s Section 8 program for above-market rental rates and vacancy protection. One unit is already remodeled, and the second unit requires only light updates before leasing. The City of Oakland may also issue a vacancy reimbursement check to the new owner, adding an extra financial boost. For investors seeking a strong cash-flowing asset in a high-demand rental market, this is an unbeatable opportunity!
The Stats (25% Down, Section 8 Rents) 📝
Gross Rent: $9,876/mo
Operating Expenses: $2,152/mo
Net Operating Income: $7,724/mo
Loan Payment: $4,851/mo
Cash on Cash: 13%
DSCR: 1.59
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Multi-Family Investment in Sacramento
💰 Price: $1,799,000 ($224,875/Unit)
🏠 Investment Strategy: Multi-Family
📈 Cap Rate: 4.8% (Current) | 5.2% (Pro Forma)
Why This is a Great Investment 👉🏼 Located in Midtown Sacramento, this 8-unit Tudor-style apartment complex features four single-level duplexes with enclosed garages, a highly desirable feature in this neighborhood. The property maintains strong occupancy with an exceptional rental history, currently generating $12,245 per month in income, with potential upside to $13,200+through light capital improvements and implementing a Ratio Utility Billing System (RUBS). Surrounded by high-end dining, cultural spots, and job centers, this is a stable long-term investment in one of Sacramento’s best rental markets.
The Stats (25% Down, Commercial Loan) 📝
Gross Rent: $12,245/mo (Current) → $13,200/mo (Pro Forma)
Current Cap Rate: 4.8%
Pro Forma Cap Rate: 5.2%
GRM: 12.24 (Current) → 11.36 (Pro Forma)
Multi-Family Investment in Emeryville, CA
💰 Price: $1,650,000 ($275,000/Unit)
🏠 Investment Strategy: Multi-Family
📈 Cap Rate: 6.72%
Why This is a Great Investment 👉🏼 This 6-unit property on the Oakland/Emeryville border is a fully updated, turnkey investment with $125K+ in recent capital improvements. Featuring a converted ADU duplex, updated electrical systems, and separately metered utilities for most units, this property offers low operational costs and high efficiency. With close proximity to Amtrak, Ashby BART, and the Emeryville shopping district, tenant demand is strong, ensuring steady cash flow and long-term appreciation potential.
The Stats(25% Down, Commercial Loan) 📝
Gross Rent: $13,788/mo
Cap Rate: 6.72%
Yearly Operating Expenses: $49,631
Yearly NOI: $115,835
GRM: 9.97
BRRRR or Flip in Kansas City, MO
💰 Price: $130,000
🏠 Investment Strategy: BRRRR or Flip
Why This is a Great Investment 👉🏼 A budget-friendly 4-bedroom property in Kansas City with high BRRRR and flip potential. With only a $24,200 cosmetic rehab budget, this home could rent for $1,750/month or flip for a projected $43K+ profit after a short 3-month hold. Section 8 rental rates in the area support strong rental demand, while the low purchase price keeps the investment risk minimal. A perfect entry-level BRRRR or flip opportunity for investors looking for high returns with minimal cash down.
The BRRRR Stats(15% Down HML, Refi at 75%) 📝
Purchase Price: $130,000
ARV: $220,000
Rehab Cost(Cosmetic Remodel): $24,200
Initial Invested Cash: $16,900
Refinance Cash out: $12,978
Total Cash invested: $3922
Gross Rent: $1750/mo
Operating Expenses: $362
CoC: 15%
DSCR: 1.04
The House Flip Stats(15% Down HML) 📝
Purchase Price: $130,000
ARV: $220,000
Rehab Cost(Cosmetic Remodel): $24,200
Holding time: 3 months
Total profit: $43,553
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! 🙌
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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.