Comprehensive investment analysis powered by real data
| Unit Type | Count | Status | Income Type |
|---|---|---|---|
| 1-Bedroom | 4 units | 3 occupied, 1 vacant | Mix of Section-8 & market |
| Studio | 2 units | Both occupied | Market rate |
| Total | 6 units | 83% occupancy | 2 Section-8, 3 market |
Section-8 adjusts with FMR (Fair Market Rents). Vallejo FMRs have increased 3-5% annually. 2 units locked in = stable base income with automatic increases.
23% expense ratio is already excellent. Implement RUBS if not done. Property tax appeal if assessed high. Already operating efficiently!
| Hold Period | Total Cash Flow | Equity Buildup | Total Profit | ROI |
|---|---|---|---|---|
| 5-Year | $173,663 | $41,213 | $316,492 | 126% |
| 10-Year | $420,377 | $119,053 | $842,524 | 336% |
| 20-Year | $1,183,077 | $291,855 | $2,396,705 | 956% |
Major amenity for Bay Area commuters
Easy access to entire Bay Area
Breweries, trails, waterfront district
Competitive advantage
Rare for Bay Area!
Excellent returns
Very efficient operations
Strong safety margin
Guaranteed income on 2 units
Immediate loss of income
Slower rent growth potential
Studios have rent ceiling limitations
Bay Area "value" play, not premium
Instant $2k/month boost
Guaranteed payments, auto FMR increases
Excellent buffer for surprises
Strong safety margin, refi flexibility
Demand won't fade, permanent amenity
| Offer | Cash to Close | Justification | Verdict |
|---|---|---|---|
| $875,000 | $245,600 | Vacancy loss + CapEx needs | Try this first |
| $895,000 (asking) | $250,600 | 9.1% cap + upside justifies it | PAY IT if needed |
This is a cash-flowing Bay Area multifamily under $150k/unit!
• $250,600 cash → $29,406/year ($2,451/month) with vacancy
• Fill vacancy → $42,000/year ($3,500/month) = 16.8% CoC
• 9.1% cap rate (rare for Bay Area)
• Section-8 stability + market upside
• Ferry to SF = permanent demand driver
• 10-year hold: $842k total profit
Perfect for: Bay Area investor seeking cash flow + appreciation, comfortable with Section-8, first-time commercial buyer.
View Property on LoopNet →This is textbook BRRRR: Buy at $65k, rehab for $58k, refi at $185k ARV, pull out ALL your capital + $1,963 profit, keep property cash-flowing $86/month with ZERO dollars left in the deal = INFINITE CoC return!
You pocket $1,963 PROFIT and own a cash-flowing rental with $0 left in the deal!
| Year | Annual Cash Flow | Equity | Property Value |
|---|---|---|---|
| 1 | $1,032 | $56,000 | $192,400 |
| 5 | $5,193 | $100,000 | $225,000 |
| 10 | $8,383 | $169,000 | $275,000 |
| 30 | $30,000/year | $668,000 | Free & clear! |
$57k is aggressive - monitor closely
Hire local realtor to confirm $185k ARV
Crime concerns - vet tenants carefully
Verify $1,290/month is achievable post-rehab
Huge cushion for surprises
$1,963 profit at refi even if tight
Landlord-friendly, strong rental demand
Guaranteed income if needed
This is near-perfect BRRRR with infinite return potential!
• Cash Required: $11,700 initially
• Cash Out at Refi: $13,663
• Net Profit: +$1,963
• Ongoing Cash Flow: $86/month (grows to $2,500+/month Year 30)
• Forced Equity: $120,000
• CoC Return: INFINITY% ∞
Get ALL your money back, own cash-flowing asset, rinse and repeat. This is wealth building!
View Property on Zillow →Your budget: $81,070 | Contractor analysis: $95,000 recommended
This is a 125-year-old 3-story Victorian. The $81k budget is AGGRESSIVE. Expect surprises. Budget $95k minimum and have $15k contingency reserve ready.
You pocket $11,154 profit and own the property with $0 left in the deal!
⚠️ REHAB BUDGET IS TIGHT: Your $81,070 vs recommended $95,000 = $14k shortfall risk. This is a 1900 3-story home - unknowns are REAL. Have contingency ready!
| Address | Beds/Bath | Sqft | Sale Date | Price |
|---|---|---|---|---|
| 3926 Norledge | 5BR/2.5BA | ~2,800 | Jan 2026 | $320,000 |
| 1228 Olive St | 5BR/3BA | ~2,800 | Jan 2026 | $365,000 |
| 3242 Roberts | 5BR/3BA | ~2,600 | Jan 2026 | $280,000 |
| Your ARV | 5BR/3BA | 2,804 | $250,000 |
| Year | Cash Flow | Equity |
|---|---|---|
| 1 | $3,604 | $62,500 |
| 5 | $9,581 | $135,000 |
| 10 | $14,441 | $228,000 |
| 30 | $47,000 | Free & clear! |
$77k → $250k ARV = $173k gain
After refi, you pocket profit
Character, emerging area, World Cup 2026
17.8% expense ratio excellent
Fully rehabbed 5BR/3BA = premium
$81k vs $95k recommended = $14k risk
125 years old - unknowns are REAL
$1,950/mo vs comps $1,295-1,800
If appraisal under $240k, kills 75% LTV
This is a HOME RUN BRRRR *if* you can keep rehab at/under $85k!
• Cash In: $13,860
• Cash Out: $25,014
• Net Profit: +$11,154
• Monthly CF: $300/month (infinite return)
• Forced Equity: $91,930
Perfect for: Experienced rehabber, has $15-20k contingency buffer, can manage KC contractor, long-term wealth builder.
Warning: That $81k rehab budget on a 125-year-old 3-story Victorian is AGGRESSIVE. Expect surprises. Budget $95k minimum. If this is your first BRRRR, the rehab complexity might eat your margins.
View Property on Zillow →$1,089,000 down payment for only 4.1% CoC return!
This is a bet on appreciation, not cash flow. High-yield savings accounts pay 4-5% risk-free. You're sacrificing yield for stability and location.
| Property | Down Payment | Y1 CoC | Score | Type |
|---|---|---|---|---|
| Santa Rosa 7-Unit | $224k | 19.5% | 9.5/10 | Value-add |
| Vallejo 6-Unit | $251k | 11.7% | 8/10 | Bay Area |
| KC 6-Unit (39th St) | $185k | 8.1% | 9/10 | Location |
| Vegas 16-Unit | $1,089k | 4.1% | 6.5/10 | Turnkey |
Opportunity Cost: You're paying 2-5X more capital for 1/2 to 1/5 the returns. This massive capital commitment better pay off in appreciation!
| Year | Annual CF | Equity |
|---|---|---|
| 1 | $44,105 | $1,089,000 |
| 5 | $73,000 | $1,840,000 |
| 10 | $115,000 | $2,900,000 |
| 20 | $219,000 | $5,900,000 |
No deferred maintenance, fully renovated
Fremont St renaissance, Arts District growth
One of lowest I've seen - incredible efficiency
1BR in urban core = always rentable
Major competitive advantage downtown
Remote access, safe for tenants
Barely beats high-yield savings accounts
All eggs in one basket, huge opportunity cost
$206k/unit = top of market, no value-add
One bad year kills cash flow
Can't raise rents, can't cut expenses, locked into 3% growth
Have $1M+ liquid capital available
Want low-maintenance asset
Betting on Vegas downtown 5-10 year growth
Already have high-cash-flow properties
Too much capital at risk
Need 8-12% returns, not 4.1%
Can't tie up $1M+ in one asset
Prefer BRRRR strategies, not turnkey
This is a defensive portfolio play, not an aggressive wealth builder.
• Cash Required: $1,089,000 (massive!)
• Year 1 Cash Flow: $3,675/month (4.1% CoC)
• Appreciation Play: Strong (downtown revitalization)
• Cash Flow Play: Weak (barely beats inflation)
Perfect for: High net worth investor with $1M+ liquid, looking for stable low-maintenance asset, betting on Vegas downtown appreciation (5-10 year hold), has other high-cash-flow properties to balance portfolio.
Pass if: First-time commercial buyer, need strong Year 1 cash flow, limited liquidity, prefer value-add/BRRRR strategies, want 8-12% CoC returns.
Verdict: If you're building wealth aggressively, this $1.089M is better deployed into 3-4 BRRRR deals that cash flow 2-3x better. But if you want stability and are betting on appreciation, this is defensible.
View Property on LoopNet →