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Hello Investors,

Welcome to Issue #73 of Dealsletter — This week is loaded with unique plays across the California market. From a cash-flowing, easy-to-manage 14-unit in Sacramento to a rare luxury 5-unit build in San Diego's trendy Normal Heights. Whether you're house hacking, flipping, or playing the long game, there's something in here to fuel your portfolio. Let's dive in.

Let’s dive in! 👇

Sacramento 14 Unit Multi Family Investment

• 📍 Address: 742-752 Bowles St, Sacramento, CA 95815

• 💰 Price: $2,095,000

• 🏠 Units: 14

• 🏦 Cap Rate: 7.5%

Why This Is a Great Investment

Located in old North Sacramento, this 14-unit property offers a rare blend of immediate income and future growth. It already boasts a strong 7.5% cap rate and sits in a submarket with a 95.7% average occupancy. With individual meters, on-site laundry, and ample parking, this deal is turnkey with significant tenant appeal. Recent roof updates (2017) and gated security make this a durable, low-maintenance addition to your portfolio.

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

• Purchase Price: $2,095,000

• Cap Rate: 7.5%

• DSCR: 1.28

• Gross Rent: $19,320/month

• Vacancy(10%): -$1,932month

• Operating Expenses: $4,319/month

  • Taxes: $2,095/month

  • Insurance: $292/month

  • Maintenance: $966/month

  • Capital Expenditures: $966/month

• Net Operating Income: $13,069/month

• Loan Payments: $10,243/month

• Cash Flow: $2,826/month

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Low Cost House Hack in Sacramento, CA

• 📍 Address: 10193 Crawford Way, Sacramento, CA 95827

• 💰 Price: $565,000

• 🏠 Units: 2

• 🏦 Cap Rate: 4.87%

Why This Is a Great Investment

House hackers, take note: this fully vacant duplex is the ideal live-in investment. With identical 2/1 floor plans, large private yards, and updated interiors in Unit A, this setup offers comfort, appreciation, and income all in one. Located in a quiet residential pocket of Sacramento, it provides a rare opportunity to lock in a low-down-payment deal with FHA financing.

The Stats (5% Down FHA, House Hack, Living in one of the units) 📝

• Purchase Price: $565,000

• Gross Rent: $1,752/month

• Operating Expenses: $586/month

  • Taxes: $475/month

  • Insurance: $111/month

• Net Operating Income: $1,166/month

• Loan Payments: $3,393/month

• Effective Mortgage: $2,226/month

Luxury House Hack in San Diego, CA

• 📍 Address: 4321 33rd St, San Diego, CA 92104

• 💰 Price: $2,395,000

• 🏠 Units: 5

• 🏦 Cap Rate: 5.32% (Current), 5.9% (Market).

Why This Is a Great Investment

This newly constructed 5-unit building in Normal Heights combines luxury living with serious appreciation potential. Live in the 1BR unit while renting out four massive 2BR/2BA units at nearly market rate. This property is exempt from rent control, highly efficient, and even has a non-conforming 5th unit with strong ADU legalization potential. This is a unicorn for long-term equity growth.

The Stats(25% Down Luxury House Hack Strategy) 📝

Since this 5-unit property doesn't qualify for traditional FHA financing, the strategy is to make a 25% down payment while living in the 1-bedroom unit and renting out the 2-bedroom units. While the initial upfront capital may be steep, once the property is fully occupied, your effective mortgage payment drops to only $1700 per month, along with substantial long-term appreciation benefits.

• Purchase Price: $2,395,000

• Gross Rent: $12,400/month

• Operating Expenses: $2,527

  • Taxes: $2,275/month

  • Insurance: $251/month

• NOI: $9,874/month

• Loan Payments: $11,591/month

• Effective Mortgage: $1,717/month

• Year 5 Equity Accumulation:

  • Property Value: $3,359,111

  • Loan Balance: $1,685,304

  • Total Equity: $1,673,807

• Year 10 Equity Accumulation:

  • Property Value: $4,711,328

  • Loan Balance: $1,530,353

  • Total Equity: $3,180,975

House Flip in Martinez, CA w/ HUGE ROI

• 📍 Address: 1180 Shell Ave, Martinez, CA 94553

• 💰 Price: $600,000

• 🏠 Units: 1

• 🏦 ROI: 151%

Why This Is a Great Investment

For seasoned flippers, this fixer-upper in Martinez is dripping with upside. From water damage to roof repair, this project is not for the faint of heart — but those who know how to work with contractors (or act as their own) could pull over $150K in profit in 4 months. With the potential for an ADU or even a multi-unit conversion, this deal is all about vision and execution.

The Stats(10% Down Hard Money Loan) 📝

• Offer Price: $600,000

• Estimated Rehab Costs: $104,500

  • Mid-range Upgrades

  • Significant Junk Removal

  • Capital Expenditure Repairs Expected

• After Repair Value (ARV): $947,000

• Holding Period: 4 Months

• Holding Costs: $23,524

• Total Profit: $156,574

• Return on Investment: 151%

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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.