Hello Investors,

Welcome to Dealsletter #69 - This week’s lineup features a fully rented 4-unit property in Martinez with 4 garages and huge upside, a 12-unit value-add play just off the Las Vegas Strip, a high-cash-flow 10-unit brick townhome package in Missouri, and a house hack opportunity in SoCal with long-term appreciation baked in.

As always — every deal we send is hand-selected for ROI, location, and flexibility.

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Let’s dive in! 👇

 4 Units with Garages + 25% Below Market Rents

534 Allen St, Martinez, CA 94553

💰 $965,000 | 🏢 4 Units | 📈 8.3% Cap Rate

Corner-lot 4-plex in Martinez with two cottages and a duplex. All units are rented and generating solid cash flow with upside. Four garages included — convert to ADUs or rent for extra income. No city rent control in Martinez gives you freedom to raise rents as tenants turn over.

Why This Is a Great Investment

The current rents are already producing positive cash flow and are more than 25% below market. With the ability to convert garages into ADUs or charge for additional storage, there’s significant upside potential. The layout offers strong appeal for tenants seeking privacy and accessibility. Plus, no rent control in Martinez gives you true long-term value-add flexibility.

The Stats (25% Down, Multi-Family Investment) 📝

• Purchase Price: $965,000

• Gross Rent: $9,250/month

• Vacancy (10%): -$925/month

• Operating Expenses: $1,646/month

  • Taxes: $579/month

  • Insurance: $142/month

  • Maintenance: $463/month

  • Capital Expenditures: $463/month

• Net Operating Income: $6,680/month

• Loan Payments: $5,061/month

• Cash Flow: $1,619/month

• Capitalization Rate: 8.3%

12 Units Off the Vegas Strip — 8.3% Cap Rate

1811 Santa Paula Dr, Las Vegas, NV 89104

💰 $1,380,000 | 🏢 12 Units | 📈 8.3% Cap Rate

Value-add opportunity with 8 studio and 4 one-bedroom units. Gated courtyard, on-site laundry, and incredible location just blocks from the Strip and Arts District. Walkable and surrounded by major development — ideal for long-term appreciation and stable income.

Why This Is a Great Investment

This asset checks all the boxes for a stable cash-flowing multi-family property in a fast-growing city. It’s fully gated, low maintenance, and has an ideal mix of units. You’re buying into the gentrification curve just east of the Las Vegas Strip with income-producing tenants already in place and room to push rents as the area continues developing.

The Stats (25% Down, Multi-Family Investment) 📝

• Purchase Price: $1,380,000

• Gross Rent: $12,760/month

• Vacancy: -$1,276/month

• Operating Expenses: $1,928/month

• Net Operating Income: $9,556/month

• Loan Payments: $7,237/month

• Cash Flow: $2,319/month

• Cap Rate: 8.3%

• Debt Service Coverage Ratio: 1.32

10-Unit Brick Townhomes in KC — 9.4% Cap

Ash Avenue Townhomes, Raytown, MO 64133

💰 $865,000 | 🏢 10 Units | 📈 9.4% Cap Rate

Fully occupied with strong in-place rents. Brick exterior, new roof, off-street parking, and in-unit laundry in every unit. Spacious kitchens, basements with bonus rooms, and solid long-term tenant appeal.

Why This Is a Great Investment

This property delivers high cash flow and long-term stability in a quiet suburb of Kansas City. In-unit laundry, updated roofs, low-maintenance exteriors, and a quality tenant base make this an investor-friendly hold. Units are already producing a strong cap rate, with additional value through gradual updates and rent increases over time.

The Stats(25% Down, Multi-Family Investment) 📝

• Purchase Price: $865,000

• Cap Rate: 9.4%

• Gross Rent: $9,480/month

• Vacancy: -$948/month

• Operating Expenses: $1,766/month

• NOI: $6,766/month

• Loan Payments: $4,510/month

• Cash Flow: $2,256/month

• DSCR: 1.5

Triplex in Escondido — Live in One, Rent the Rest

1110 E 2nd Ave, Escondido, CA 92025

💰 $1,392,000 | 🏢 3 Units | 🏡 House Hack Opportunity

Live in one and rent the other two. This detached SFR + duplex offers strong rental income and significant appreciation potential. Each unit has its own private yard, parking, and in-unit laundry. Just a few blocks from shopping, dining, and entertainment in Downtown Escondido.

Why This Is a Great Investment

This setup is ideal for a house hacker or multi-generational family looking for quality space with income potential. Each residence is private, updated, and tenant-ready. In a fast-growing SoCal city with nearly 7% annual appreciation, this is a unique opportunity to lock in equity and cash flow at the same time.

The Stats(5% Down FHA, Living in One Unit) 📝

• Purchase Price: $1,392,000

• Gross Rent (2 Units Filled): $6,150/month

• Operating Expenses: $1,374/month

• Net Operating Income: $4,776/month

• Loan Payments: $7,780/month

• Effective Mortgage: $3,004/month

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Until next time,

The Dealsletter Team

Disclaimer: The content provided through Dealsletter, including investment metrics, property analysis, and rewards materials, is for informational and educational purposes only. It does not constitute financial, legal, or investment advice. Always conduct your own due diligence or consult a licensed professional before making any investment decisions. Dealsletter assumes no responsibility for any financial outcomes resulting from actions taken based on the information provided.