#161: Tucson 18-unit. 8.4/10. Scout found it last night.

OPPORTUNITY

Best overall June 6 multifamily pick because it has the strongest blend of DSCR, cash flow, price per unit, and value-add upside. Midway Manor is an 18-unit Tucson apartment property at $1,050,000, $58,333 per unit, 8.03% cap rate, 95% occupancy, and Opportunity Zone status. The listing says the owner currently pays all utilities and no RUBS program is in place, which gives the buyer a clear NOI lever without needing a full reposition.

RISK

This is a 1956 Class C property with master-metered utilities, so the actual utility burden and repair history can materially change NOI. The public listing does not show unit-level rents or NOI dollars, so the 8.03% cap rate should be treated as broker-stated until the OM is verified.

VERDICT

This is the cleanest new multifamily lead because it has strong stated yield, operational upside, and a low per-unit basis. It becomes a publishable Dealsletter winner if the T12 confirms the cap rate and RUBS implementation is realistic.

OPPORTUNITY

Great low-basis deal if the occupancy gap is solved. Strong stabilized metrics, but diligence-heavy on the 75% leased signal. This is a 4-unit East Kansas City apartment property at $84,750 per unit with $850-$895 unit rents, RUBS water/sewer, fully electric units, and recent 2025 deck and gravel-drive upgrades. At full occupancy, the price point creates a strong stabilized DSCR and high CoC relative to the cash required.

RISK

The listing has conflicting occupancy signals: the property facts show 100% average occupancy, while the investment highlights say 75% leased. At 75% leased, day-one DSCR is roughly breakeven, so the deal is not a clean stabilized DSCR buy unless the vacant unit is leased before or immediately after closing.

VERDICT

Strong small-ticket lead, but write the offer around actual occupancy, not stabilized pro forma.

OPPORTUNITY

Fresh Houston lead with acceptable DSCR if actuals match the listing. Rent roll verification is mandatory. This is a fresh 8-unit Houston listing with a 5/18/2026 market date, 100% occupancy, all 2-bed/1-bath units, new HVAC systems, and updated interiors. The listing also says there is upside through rent increases, pet fees, onsite laundry income, and RUBS for water because water is not separately metered.

RISK

The listing does not expose the rent roll publicly, so the 7.00% cap rate needs actual lease verification before trusting the 1.23x DCR. Water is not separately metered, and the page lists monthly expenses including water, trash, landscaping, pest control, and insurance, so operating leakage could be higher than modeled.

VERDICT

Good Texas lead if the rent roll confirms the seller’s cap rate and the buyer can implement RUBS without disruption.

OPPORTUNITY

Low-entry San Diego house hack with negotiation leverage, but not a monthly savings machine. Best new house-hack fit in the run. The property is two homes on one lot near SDSU with 4 beds, 2 baths, 1,760 square feet, 1934 build, private yards, clean finishes, and listing terms that include FHA, conventional, VA, CalVet, and cash. The price has already been reduced from $975,000 to $950,000, which creates room to test a lower offer after long days on market. The listing price is below the 2026 San Diego County 2-unit FHA limit.

RISK

The listing does not disclose unit-level rents, so the $2,200 rent offset needs market and lease verification. The buyer also needs lender confirmation on FHA 2-unit treatment, rent credit, insurance, taxes after reassessment, and whether the “two homes on one lot” setup qualifies cleanly as a 2-unit property.

VERDICT

Best new house-hack pick if the goal is low down payment and San Diego ownership, not immediate monthly savings. FHA is the lowest cash-in path; conventional saves on the monthly payment. Still a sizable owner payment after rent offset.