Issue #175September 4, 2026
$130k Into a Montclair 2017 Restore
Four live Bay Area flips. Featured is 5917 Balboa in Oakland Montclair: $999k list, $130k cash in, $1.35M ARV, $150k reno. About 45% on cash if a 6-month hold holds. Doremus, 17th, and Jordan fail 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. Doremus, 17th, and Jordan are bid-price. Those three cards show the bid in the headline metrics. List fails conservative on all three. Balboa is a restore-not-rebuild at list.
FEATURED FLIPRICHMOND BIDPITTSBURG BIDVALLEJO BID
FEATURED FLIP
5917 Balboa Dr, Oakland, CA 94611
rehab & flip · Montclair 2017 restore$999,000
UNDERWRITING
Sell costs
$60,750 (4.5% of ARV)
Size
4BR / 3.5BA · 2,440 sq.ft. · 5,227 lot · 2017
OPPORTUNITY
2017 custom in Montclair. Active $999,000. 4 bed, 3.5 bath, 2,440 sqft on a 5,227 sqft lot. MLS 41139864. Contractor Special / Fixer AS-IS. Subject sold $1.31M Nov 2020. Comps: 6406 Oakwood $1.55M May 2026. 6685 Shepherd Canyon $1.498M Jul 2026. ARV $1.35M on a restore, not a rebuild. Listing says cash or renovation financing.
RISK
Restore-not-rebuild. Seller pushes cash or renovation financing. Rehab is an assumption. Hold the $1.35M ARV conservative against the $1.55M and $1.498M comps.
VERDICT
Best at-list print on this board. Write at or near list. Restore, do not rebuild. Cash or reno financing only.
RICHMOND BID
5601 Doremus Ave, Richmond, CA 94805
rehab & flip · REO bid-price$580,000 bid
UNDERWRITING
List
$679,900 (fails at list)
Sell costs
$38,250 (4.5% of ARV)
OPPORTUNITY
REO on Doremus. List $679,900 fails conservative. At the $580k bid: $75,400 cash in, $100k rehab lender-funded, 5-month hold, $850k ARV, ~$88,563 net, 117% ROI.
RISK
List fails. REO process can add time. Rehab is an assumption.
VERDICT
Pass at list. Write $580k or walk. REO timing is part of the bid.
PITTSBURG BID
251 E 17th St, Pittsburg, CA 94565
rehab & flip · bid-price$380,000 bid
UNDERWRITING
List
$420,000 (fails at list)
Sell costs
$24,075 (4.5% of ARV)
OPPORTUNITY
List $420k fails conservative. At the $380k bid: $49,400 cash in, $65k rehab lender-funded, 4-month hold, $535k ARV, ~$41,026 net, 83% ROI.
RISK
Verify in-law or garage conversion legality before you underwrite the bed count. Rehab is an assumption.
VERDICT
Pass at list. Write $380k or walk. Verify the in-law or garage conversion before you stretch ARV.
VALLEJO BID
208 Jordan St, Vallejo, CA 94591
rehab & flip · probate bid-price$360,000 bid
UNDERWRITING
List
$399,000 (fails at list)
Sell costs
$22,275 (4.5% of ARV)
Size
probate · bid-price card
OPPORTUNITY
Probate on Jordan. List $399k fails conservative. At the $360k bid: $46,800 cash in, $55k rehab lender-funded, 4-month hold, $495k ARV, ~$34,355 net, 73% ROI.
RISK
Probate can add time. List fails conservative. Rehab is an assumption.
VERDICT
Pass at list. Write $360k or walk. Probate timing is part of the bid.
Status Verification
Underwritten September 4, 2026 PT from live listing pages and same-zip sales. Rehab numbers are assumptions, not contractor bids. Featured is at list. Doremus, 17th, and Jordan show a bid in the headline. Acora is not affiliated with the listings.
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