Issue #176September 4, 2026
$30k Into a Fresno Half-Acre Corner
Four live flips. Featured is 590 E Daleville in Fresno: $229k list, $30k cash in, $340k ARV, $65k rehab. About 50% on cash if a 4-month hold holds. Pamela is a Vallejo lot PASS at list — ARV leans on lot/ADU upside; house-only fails. Adeline and Waterview 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. Featured Daleville is at list. Pamela is a Vallejo lot PASS at list — ARV leans on lot/ADU upside; house-only ~$530k fails. Adeline and Waterview are bid-price. Those two cards show the bid in the headline metrics. List fails conservative on both bids.
FEATURED FLIPVALLEJO LOT PASSOAKLAND BIDVALLEJO BID
FEATURED FLIP
590 E Daleville Ave, Fresno, CA 93706
rehab & flip · Fresno rural corner$229,000
UNDERWRITING
Sell costs
$15,300 (4.5% of ARV)
Size
2BR / 2BA · 1,192 sq.ft. · 0.54 ac corner
OPPORTUNITY
Active $229,000. 2 bed, 2 bath, 1,192 sqft on a 0.54 ac corner. Fresno MLS 648673. Rural. Septic plus private well. Cash preferred. Half-acre corner print at list.
RISK
Septic and well. Rural Fresno. 2bd exit ceiling. Rehab is an assumption, not a bid.
VERDICT
Best at-list print on this board. Write at or near list. Price septic/well and the 2bd exit into your hold.
VALLEJO LOT PASS
280 Pamela Ct, Vallejo, CA 94589
rehab & flip · lot/ADU PASS at list$410,000
UNDERWRITING
ARV
$560,000 (lot/ADU; house-only ~$530k fails)
Sell costs
$25,200 (4.5% of ARV)
Size
3BR / 2BA · 1,304 sq.ft. · 12,632 lot
OPPORTUNITY
Active $410,000. 3 bed, 2 bath, 1,304 sqft on a 12,632 sqft lot. MLS 41146497. The story is the lot, not just the house. Lot/ADU upside supports the $560k ARV.
RISK
ARV leans on lot/ADU upside. House-only ~$530k fails the conservative filter. This is a PASS at list on the lot story — not a bid card. Rehab is an assumption. Confirm ADU feasibility before you stretch ARV.
VERDICT
PASS at list as a lot/ADU story. Do not treat as a house-only flip. House-only ARV ~$530k fails. Only write if you underwrite the lot/ADU upside yourself.
OAKLAND BID
3513 Adeline St, Oakland, CA 94608
rehab & flip · bid-price$480,000 bid
UNDERWRITING
List
$549,000 (fails at list)
Sell costs
$31,500 (4.5% of ARV)
Size
Oakland flip · 5 mo hold
OPPORTUNITY
Oakland flip at a $480k bid against a $700k ARV. 5-month hold. List $549k does not clear the conservative filter.
RISK
List $549k fails conservative. Rehab is an assumption. Keep the 5-month hold tight.
VERDICT
Pass at list. Write $480k or walk.
VALLEJO BID
252 Waterview Ter, Vallejo, CA 94591
rehab & flip · Glen Cove bid-price$480,000 bid
UNDERWRITING
List
$549,800 (fails at list)
Sell costs
$29,700 (4.5% of ARV)
Size
4BR / 2.5BA · ~1,989 sq.ft. · Glen Cove
OPPORTUNITY
Glen Cove fixer. 4 bed, 2.5 bath, about 1,989 sqft. Sold as-is. Active $549,800. List fails conservative. Bid $480k against a $660k ARV.
RISK
List $549.8k fails conservative. Rehab is an assumption. Keep ARV honest at $660k.
VERDICT
Pass at list. Write $480k or walk.
Status Verification
Underwritten September 4, 2026 PT from live listing pages and same-zip sales. Rehab numbers are assumptions, not contractor bids. Featured Daleville is at list. Pamela is a Vallejo lot PASS at list — ARV leans on lot/ADU upside; house-only ~$530k fails. Adeline and Waterview show a bid in the headline because list fails conservative. Acora is not affiliated with the listings.
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