Issue #173September 2, 2026
Alhambra $700k As-Is, $91k In
Four live flips, mixed metros. Featured is 143 Palatine in Alhambra: $700k list, $91k cash in, $950k ARV, $120k reno. About 39% on cash if a 5-month hold holds. Lone Bluff is a San Jose court sale. Date list cut to $380k (clears soft); Carl still fails at list. Those three 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. Lone Bluff, Date, and Carl are bid-price. Those three cards show the bid in the headline metrics. List fails conservative on Carl. Date list cut to $380k and clears soft (~+$18k); bid $350k stays the card. Lone Bluff is a court sale bid.
FEATURED FLIPLONE BLUFF BIDRIVERSIDE BIDRICHMOND BID
FEATURED FLIP
143 Palatine, Alhambra, CA 91801
rehab & flip · Alhambra as-is$700,000
UNDERWRITING
Sell costs
$42,750 (4.5% of ARV)
Size
2BR / 2BA header, remarks 3 bed · 1,680 sq.ft. · 8,559 lot
OPPORTUNITY
Sold $750k in May 2024. Back at $700k as-is. 1,680 sqft on an 8,559 sqft lot. 57 days on market. Views of Emery Park hills. Listing says cash or renovation financing. No wholesalers. Header is 2/2, remarks say 3 bed.
RISK
Confirm bed count. View premium may not show up in a conservative 3/2 ARV. 2024 buyer already paid $750k.
VERDICT
Best at-list print on this board. Write at or near list. Confirm the third bedroom before you stretch ARV.
LONE BLUFF BID
3105 Lone Bluff Way, San Jose, CA 95111
rehab & flip · court bid-price$780,000 bid
UNDERWRITING
List
$835,000 (thin at list)
Sell costs
$47,250 (4.5% of ARV)
Size
3BR / 1.5BA · 1,242 sq.ft. · 6,680 lot
OPPORTUNITY
3 bed, 1.5 bath, 1,242 sqft on a 6,680 sqft lot. Listed August 20. Sold as-is. Court confirmation may be required. Tax assessed about $938k. 90-day solds: 4435 Concerto Dr $1,050,000 Jun 29. 5083 Roeder Rd $1,056,000 Jul 4. 597 Oldbrook Ct $1,015,000 Jul 6. 3916 Ezie St $1,010,000 Aug 6. Northgate $1.22M is the ceiling, not the mean.
RISK
At list would print thin if $1.05M holds. Court plus conservative print means this is a bid, not an at-list card. Rehab is an assumption. Court confirmation can add time and a second bid.
VERDICT
Pass at list. Write $780k or walk. Court confirmation can add time and a second bid.
RIVERSIDE BID
3073 Date, Riverside, CA 92507
rehab & flip · 1900 fixer bid-price$350,000 bid
UNDERWRITING
List
$380,000 (clears soft ~+$18k)
Sell costs
$22,500 (4.5% of ARV)
Size
2BR / 1BA · 878 sq.ft. · 6,534 lot · 1900
OPPORTUNITY
2 bed, 1 bath, 878 sqft on a 6,534 sqft lot. Listed August 19. Fixer. Built 1900. Nearby 4685 Linwood Pl 2/1 1,049 sf sold $465,000.
RISK
List cut Sep 4 to $380k and clears soft (~+$18k). 1900 systems. Tiny 2/1. Rehab is an assumption.
VERDICT
List $380k clears soft. Bid $350k is still the push. Write $350k or walk. 1900 systems. Tiny 2/1.
RICHMOND BID
5526 Carl Ave, Richmond, CA 94804
rehab & flip · probate bid-price$430,000 bid
UNDERWRITING
List
$499,000 (too thin at list, ~$5.7k)
Sell costs
$28,800 (4.5% of ARV)
Size
2BR / 1BA · 984 sq.ft.
OPPORTUNITY
2 bed, 1 bath, 984 sqft. Corner lot in the Annex. Listed May 19. 106 days on market. Probate, no court confirmation. Fixer. Listing has an ADU and expansion story. Do not underwrite the ADU story as ARV. Cuts from $549,950 and $515k.
RISK
At list $499k nets about $5.7k. Too thin to feature. 106 days is a tell. Rehab is an assumption.
VERDICT
Pass at list. Write $430k or walk. 106 days is a tell. Do not underwrite the ADU story as ARV.
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. Lone Bluff, Date, and Carl show a bid in the headline. Carl still fails at list. Date list cut to $380k and clears soft; bid stays $350k. Acora is not affiliated with the listings.
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