Issue #178September 21, 2026
$120k Jacksonville Gut — ~386% at List
Four live flips. Featured is 309 Nixon St in Jacksonville: $120k list (cut from $150k on 9/14), $15.6k cash in, $275k ARV, $70k rehab. Pre-gut AS-IS. About 386% on cash if a 6-month hold holds. S 33rd (Louisville) and Yeoman (Jacksonville) clear at list. Garland fails at list. That card shows 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. Hold assumes about 6 months of IO. Bid-price cards show the bid in the headline because list fails conservative. Nixon, S 33rd, and Yeoman are PASS at list, not bids.
FEATURED FLIPLOUISVILLE PASSJACKSONVILLE PASSKANSAS CITY BID
FEATURED FLIP
309 Nixon St, Jacksonville, FL 32204
rehab & flip · Jacksonville · pre-gut AS-IS$120,000
UNDERWRITING
Sell costs
$12,375 (4.5% of ARV)
Size
4BR / 3BA · 1,863 sq.ft. · built 1934
OPPORTUNITY
Active $120,000 (cut from $150k on 9/14). Pre-gut AS-IS. 4 bed, 3 bath, 1,863 sqft. Built 1934. MLS 2163657. Comp: 324 Nixon sold Mar 2026 $280k. At-list PASS on conservative $275k ARV.
RISK
Finish-out scope from pre-gut. No HVAC called out. Urban-core Jacksonville comps. Rehab is an assumption.
VERDICT
PASS at list. Best distress-plus-math print on this board. Write at or near list if Active holds. Keep the $275k ARV honest vs the $280k same-street sale.
LOUISVILLE PASS
818 S 33rd St, Louisville, KY 40211
rehab & flip · Louisville PASS at list$59,999
UNDERWRITING
Sell costs
$6,525 (4.5% of ARV)
Size
3BR / 1BA · 1,360 sq.ft. · built 1926
OPPORTUNITY
Active $59,999 (cut from $70k on 9/18). 3 bed, 1 bath, 1,360 sqft. Built 1926. Roof/HVAC/WH already 2022-23. MLS 1728730. At-list PASS on conservative $145k ARV.
RISK
West Louisville comps. Interior reno still needed. Rehab is an assumption.
VERDICT
PASS at list. Strong cash-in print. Systems head-start helps. Lock cosmetic scope before you stretch ARV.
JACKSONVILLE PASS
8940 Yeoman Ct, Jacksonville, FL 32208
rehab & flip · Jacksonville PASS at list$130,000
UNDERWRITING
Sell costs
$10,350 (4.5% of ARV)
Size
3BR / 2BA · 1,698 sq.ft. · built 1958
OPPORTUNITY
Active $130,000. Full reno AS-IS. 3 bed, 2 bath, 1,698 sqft. Built 1958. Sherwood Forest. MLS 2163442. At-list PASS on conservative $230k ARV.
RISK
Northside Jacksonville. Full reno scope. Keep comps inside Sherwood Forest. Rehab is an assumption.
VERDICT
PASS at list on a conservative $230k ARV. Solid second Jacksonville print. Do not stretch beyond local renovated comps.
KANSAS CITY BID
520 N Garland Ave, Kansas City, MO 64120
rehab & flip · bid-price$50,000 bid
UNDERWRITING
List
$67,000 (fails at list)
Sell costs
$5,850 (4.5% of ARV)
Size
2BR / 1BA · 804 sq.ft. · built 1900
OPPORTUNITY
Active $67,000. Complete rehab. 2 bed, 1 bath, 804 sqft. Built 1900. Jackson County. MLS 2637458. Bid $50k against a $130k ARV.
RISK
List fails. Tiny finished ARV vs high rehab. Roof / foundation / electrical called out. Rehab is an assumption.
VERDICT
Fail at list. Write $50k or walk. List does not clear conservative.
Status Verification
Underwritten and re-checked September 18, 2026 PT from live listing pages and same-zip sales: Nixon $120,000 Active, S 33rd $59,999 Active, Yeoman $130,000 Active, Garland $67,000 Active. Rehab numbers are assumptions, not contractor bids. Featured Nixon, S 33rd, and Yeoman are PASS at list. Garland shows a bid in the headline because list fails conservative. Dealsletter is not affiliated with the listings.
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