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Issue #172September 2, 2026

El Cerrito $899k Foundation, $117k In

Four live Bay Area flips. Featured is 1012 Contra Costa in El Cerrito: $899k list, $117k cash in, $1.25M ARV, $180k foundation plus remodel. About 33% on cash if a 6-month hold holds. Florida is a San Jose probate gut. List is thin. Write $700k. Ridge Vista and Claudia fail at list. Those two cards show the bid in the headline.

Financing note

Fix and flips on this issue assume a 10% down hard money lender at 9.95% interest-only, 1-year term. Rehab is lender-funded. Cash in is 10% down plus 3% purchase costs. Interest is in the profit, not cash in. ROI is on cash in only. Sell costs are 4.5% of ARV. Florida, Ridge Vista, and Claudia are bid-price. Those three cards show the bid in the headline metrics. List fails conservative on all three.

FEATURED FLIPFLORIDA BIDRIDGE VISTA BIDCONCORD BID
FEATURED FLIP
1012 Contra Costa Dr, El Cerrito, CA 94530
rehab & flip · El Cerrito foundation$899,000
UNDERWRITING
Cash In
$116,870
Total Profit
$38,572
ROI
33%
Annualized ROI
66%
List
$899,000
ARV
$1,250,000
Rehab Est.
$180,000 foundation plus remodel
Sell costs
$56,250 (4.5% of ARV)
Size
4BR / 3BA · 2,396 sq.ft. · 0.18 ac
FINANCING
Down
$89,900
Purchase costs
$26,970
Loan
$989,100
IO 6 mo
$49,208
Hold
6 months
OPPORTUNITY
Back of El Cerrito. 4 bed, 3 bath, 2,396 sqft on 0.18 ac. Listed August 30. MLS 41146681. Open houses Sat 9/5 and Sun 9/6, 2 to 4pm. Listing is written as a foundation fixer that still takes conventional. Do not use 1631 Arlington Blvd $1.50M as ARV. That sale has an ADU.
RISK
Foundation. Rehab is an assumption, not a bid. If the foundation is a full replacement, $180k is light.
VERDICT
Best risk-adjusted Bay Area flip on this board if the foundation number holds. Write at or near list. Walk if rehab bids blow past $180k.
view this listing →
FLORIDA BID
1483 Florida Ave, San Jose, CA 95122
rehab & flip · probate gut bid-price$700,000 bid
UNDERWRITING
Cash In
$91,000
Total Profit
$93,321
ROI
103%
Annualized ROI
247%
Bid
$700,000
List
$760,000 (thin at list)
ARV
$1,000,000
Rehab Est.
$110,000 gut
Sell costs
$45,000 (4.5% of ARV)
Size
3BR / 2BA · 1,040 sq.ft. · 5,776 lot
FINANCING
Down
$70,000
Purchase costs
$21,000
Loan
$740,000
IO 5 mo
$30,679
Hold
5 months
OPPORTUNITY
Tiny 3/2 probate gut. 1,040 sqft on a 5,776 sqft lot. As-is. Extreme fixer. About 56 days on market. Cut August 10 from $800k. Small house, usable lot. No named 90-day 95122 renovated 3/2 solds in hand. ARV $1.00M is a working number.
RISK
1,040 sqft. Bidding back to $760k kills the conservative case.
VERDICT
Pass at list. Write $700k or walk.
view this listing →
RIDGE VISTA BID
11921 Ridge Vista Ave, San Jose, CA 95127
rehab & flip · bid-price$780,000 bid
UNDERWRITING
Cash In
$101,400
Total Profit
$66,100
ROI
65%
Annualized ROI
156%
Bid
$780,000
List
$849,900 (fails ~-$8.5k)
ARV
$1,050,000
Rehab Est.
$100,000
Sell costs
$47,250 (4.5% of ARV)
Size
3BR / 1BA · 1,357 sq.ft.
FINANCING
Down
$78,000
Purchase costs
$23,400
Loan
$802,000
IO 5 mo
$33,249
Hold
5 months
OPPORTUNITY
3 bed, 1 bath, 1,357 sqft. Listed August 6. About 27 days. Fixer. Reports available. 90-day solds: 13742 Highwood Dr $1,060,000 Sep 1 (3/2, 1,056 sf plus 316 permitted sunroom). 1765 S White Rd $1,065,000 Jul 10 (3/2, 1,334 sf). 1341 Park Pleasant Cir $1,085,000 Jun 17 (3/2, 1,338 sf). 2736 Twin Oaks $1,135,000 Aug 20 is the high print, not the base. Do not use 149 Kirk $1,225,000. Fair band $1.06M to $1.14M. Keep ARV $1.05M conservative.
RISK
At list $849,900 fails conservative. 3/1 against 3/2 comps. Rehab is an assumption, not a bid.
VERDICT
Pass at list. Write $780k or walk.
view this listing →
CONCORD BID
3337 Claudia Dr, Concord, CA 94519
rehab & flip · TLC bid-price$540,000 bid
UNDERWRITING
Cash In
$70,200
Total Profit
$61,278
ROI
87%
Annualized ROI
261%
Bid
$540,000
List
$599,000 (fails ~-$1.3k)
ARV
$750,000
Rehab Est.
$80,000 TLC
Sell costs
$33,750 (4.5% of ARV)
Size
4BR / 2BA · 1,285 sq.ft. · 0.14 ac
FINANCING
Down
$54,000
Purchase costs
$16,200
Loan
$566,000
IO 4 mo
$18,772
Hold
4 months
OPPORTUNITY
4 bed, 2 bath, 1,285 sqft on 0.14 ac. East Sun Terrace. Listed August 21. Open houses Sat 9/5 and Sun 9/6, 1 to 4pm. Copy is livable TLC, not a gut. Sold November 12, 2020 at $640k. Cut September 1 from $645k. Do not stretch ARV on a small 4/2.
RISK
At list $599k fails conservative. Rehab is an assumption. Gut this and list is a round trip.
VERDICT
Pass at list. Write $540k or walk. Gut guys should pass. This is a TLC bid.
view this listing →
Status Verification

Underwritten September 2, 2026 PT from live listing pages and same-zip sales. Rehab numbers are assumptions, not contractor bids. Featured is at list. Florida, Ridge Vista, and Claudia show a bid in the headline because list fails conservative. Acora is not affiliated with the listings.

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