Property Deep Dive Analysis

Comprehensive investment analysis powered by real data

Imperial Beach Hack
San Diego Hack
Santa Rosa BRRRR 🏆
Dublin Flip
HOUSE HACK - 5% DOWN

829 11th St, Imperial Beach, CA

Purchase Price
$1,650,000
Down Payment (5%)
$82,500
Total Cash Needed
$185,500
Units
4 (Mixed)
Year Built
2025 NEW!
Location
Imperial Beach
SCORE: 8.5/10 ✅ STRONG BUY FOR HOUSE HACKERS
House Hack Strategy: Live in one studio (443 sqft), rent out the other 3 units. With only 5% down ($82,500), this is the LOWEST down payment option available for real estate investing!

Unit Mix & Your Strategy

Unit Type Sqft Rent Your Unit?
Unit 1 2bed+1bath 905 $2,600 Rent Out
Unit 2 Studio 443 $1,850 YOU LIVE HERE
Unit 3 Studio 299 $1,900 Rent Out
Unit 4 2bed+2bath 787 $2,800 Rent Out
Total $7,300/mo rental $1,850 free housing

3 Ways to Analyze This Deal

Method 1: Traditional Cash Flow ❌
  • Rental Income (3 units)$87,600/year
  • Operating Expenses-$28,560
  • Debt Service-$128,316
  • Cash Flow-$69,276/year

This looks terrible but ignores the value of FREE HOUSING!

Method 2: Out-of-Pocket Cost ⚠️
  • Total Monthly Payment$10,693
  • Rental Income-$7,300
  • Out-of-Pocket$3,393/month
  • vs. Renting Studio$1,850/month
  • Extra Cost$1,543/month

BUT you're building equity and getting tax benefits!

Method 3: Total Economic Benefit ✅
  • Out-of-Pocket Cost-$49,704/year
  • Principal Paydown+$16,879
  • Tax Savings (depreciation)+$40,000
  • Total Year 1 Benefit+$7,175
  • Effective Return3.9% on $185k

5-Year House Hack Projection

Year Rental Income Out-of-Pocket Equity Build Property Value Total Equity
1 $87,600 -$49,704 $16,879 $1,716,000 $231,379
2 $90,228 -$47,076 $18,101 $1,784,640 $299,481
3 $92,935 -$44,369 $19,413 $1,856,026 $371,107
5 $98,630 -$38,674 $22,353 $2,007,477 $527,214
After 5 Years: Total invested $185,500 → Total equity $527,214 = $341,714 profit (184% ROI) + you lived rent-free for 5 years (value: $111k)

Future Exit Options

Option A: Move Out Year 2

Rent Your Studio

Add $1,850/month rental income

Total Income

$9,150/month from all 4 units

Result

+$3,077/month POSITIVE cash flow!

Option B: Sell After 2 Years

Capital Gains Exclusion

Lived 2 of last 5 years = $250k tax-free

Equity Built

~$300k+ equity after 2 years

Result

Cash out tax-free profit!

House Hack vs Renting Comparison

Scenario A: Rent Studio ($1,850/month)

  • 5-Year Cost-$111,000
  • Equity Built$0
  • Net Worth Change-$111,000
VS

Scenario B: House Hack This Property

  • 5-Year Out-of-Pocket-$220,297
  • Equity Built$527,214
  • Net Worth Change+$306,917
DIFFERENCE: $417,917 in 5 years! House hacking builds massive wealth vs. renting.

Income Requirements

Gross Income Needed
~$150k/year
Monthly Income
~$13,000
With Rental Credit (75%)
More Achievable
Who Qualifies: Tech workers, military (Navy base nearby), high-income W2 professionals, dual-income households.

Strengths & Challenges

✅ Strengths

Only 5% Down

$82,500 vs $412,500 traditional

Brand New 2025

Zero repairs, modern construction

Rooftop Patio

Beach/sunset views, lifestyle benefit

$341k Equity in 5 Years

413% ROI on investment

Near San Diego

Beach location, strong appreciation

⚠️ Challenges

High Monthly Carry

$5,773 out-of-pocket needed

Need Strong Income

$150k+ annual required

Studio Living

443 sqft - single/childless only

Must Live There 1 Year

Owner-occupancy requirement

Vacancy Kills

Need full occupancy to work

🏠 STRONG BUY FOR QUALIFIED HOUSE HACKERS

Perfect if: You have $185k liquid, make $150k+ annually, are single/childless, want to build wealth fast, can handle $5,773/month, and plan 2-5 year hold.

Result: $82,500 down → $341k equity in 5 years = 413% ROI while living rent-free!

View Property on LoopNet →
HOUSE HACK - 5% DOWN

5707 Mildred St, San Diego, CA

Purchase Price
$1,895,000
Down Payment (5%)
$94,750
Total Cash Needed
$222,650
Units
4 x 1bed/1bath
Location
Morena/USD
Cap Rate
4.03%
SCORE: 7.5/10 ⚠️ CONDITIONAL - HIGH INCOME REQUIRED
House Hack Strategy: Live in one 1bed/1bath unit (609 sqft), rent out 3 identical units. All units currently rented at $2,290/month, market rent $2,500/month. Must evict current tenant in your unit (legal - owner occupancy).

Unit Configuration - All Identical

Unit Type Current Rent Market Rent Your Unit?
Unit 1 1bed/1bath (609sf) $2,290 $2,500 YOU LIVE HERE
Unit 2 1bed/1bath (609sf) $2,290 $2,500 Rent Out
Unit 3 1bed/1bath (609sf) $2,290 $2,500 Rent Out
Unit 4 1bed/1bath (609sf) $2,290 $2,500 Rent Out
Total $7,500/mo rental $2,500 free housing

Financial Analysis - 3 Methods

Method 1: Traditional Cash Flow ❌
  • Rental Income (3 units)$90,000/year
  • Operating Expenses-$34,740
  • Debt Service-$147,384
  • Cash Flow-$92,124/year
Method 2: Out-of-Pocket Cost ⚠️
  • Total Monthly Payment$14,230
  • Rental Income-$7,500
  • Out-of-Pocket$6,730/month
  • vs. Renting 1bed$2,500/month
  • Extra Cost$4,230/month
Method 3: Total Economic Benefit ✅
  • Out-of-Pocket Cost-$64,824/year
  • Principal Paydown+$19,410
  • Tax Savings (depreciation)+$48,000
  • Total Year 1 Benefit+$2,586
  • Effective CoC1.2%

5-Year Projection

Year Rental Income Out-of-Pocket Equity Build Property Value Total Equity
1 $90,000 -$64,824 $19,410 $1,970,800 $189,160
2 $92,700 -$62,124 $20,800 $2,049,632 $270,232
3 $95,481 -$59,343 $22,297 $2,131,617 $354,626
5 $101,296 -$53,528 $25,589 $2,305,482 $535,871
After 5 Years: $222,650 invested → $535,871 equity = $313,221 profit (141% ROI) + lived "rent-free" for 5 years ($150k value)

Value-Add Opportunities

Phase 1: Raise Rents
+$7,560/year
Phase 2: Unit Updates
+$12,960/year
Phase 3: Add W/D
+$2,700/year
Total Upside
$23,220/year

Future Exit Strategies

Option A: Move Out Year 5

Rent Your Unit

Add $2,500/month rental income

Total Income

$10,000/month from all 4 units

Result

+$1,865/month positive cash flow!

Equity

$535,871 built up

Option B: Sell After 2 Years

2 of 5 Years Rule

Qualify for capital gains exclusion

Tax-Free Gain

$250k exclusion (single)

Cash Out

~$200k+ tax-free profit

Income Requirements

⚠️ HIGH INCOME REQUIRED

Need $180-200k annual income to qualify for 5% down owner-occupied loan.

Monthly gross income needed: ~$16,650 with 75% rental credit factored in.

Who Qualifies: Tech workers, military (lower rates), high W2 professionals making $180k+

Strengths vs Weaknesses

✅ Strengths

Only $94,750 Down

5% owner-occupied financing

Morena Location

Near USD, beaches, I-5/I-8 access

Uniform Units

All identical = easy management

$313k Equity in 5 Years

331% ROI on investment

1bed Size

Livable for single person/couple

⚠️ Weaknesses

Very High Monthly Carry

$7,677/month out-of-pocket

Need $200k Income

Strict qualification requirements

Must Evict Tenant

Current tenant in your unit must leave

Negative CF Until Move-Out

Not positive until Year 5+ when you move

San Diego Pricing

Expensive market, high exposure

⚠️ CONDITIONAL BUY - IF QUALIFIED

Works IF: You make $200k+ annually, have $225k liquid, are single/couple, want San Diego location, can handle $7,677/month, and plan 2-5 year hold.

Result: $94,750 down → $313k equity in 5 years = 331% ROI

Pass IF: You make under $180k/year, need immediate cash flow, have kids (1bed too small), or prefer cash-flowing markets.

View Property on LoopNet →
🏆 BRRRR CHAMPION - VALUE-ADD

106 Sebastopol Ave, Santa Rosa, CA

Purchase Price
$898,000
Price/Unit
$128,286
Proforma Cap Rate
11.2%
Units
7 (4 studios, 3 x 1bed)
Year Built
1945
Special Status
Opportunity Zone
🏆 SCORE: 9.5/10 - HIGHEST RATED!

🔥 BRRRR CHAMPION - INFINITE RETURNS POTENTIAL

19.5% Cash-on-Cash Year 1 + $475k Forced Equity + BRRRR for $92k Profit

This is a textbook BRRRR opportunity with dual parcels, Opportunity Zone benefits, and clear value-add path!

Year 1 Performance - EXCEPTIONAL

Cash Needed
$224,500
Annual Cash Flow
$43,767
Monthly Cash Flow
$3,647
CoC Return 🏆
19.5%
Proforma Cap Rate
11.2%
Expense Ratio
31.7%

The BRRRR Strategy

1. Buy
$898,000
2. Rehab (3 units)
$35-40k
3. Rent (Stabilized)
$158,400/year
4. Refinance Value
$1,373,400
5. Cash Out (75% LTV)
$356,550
6. Profit
$92,050
🔥 INFINITE RETURNS: Cash out $92k MORE than you invested, keep property producing $43k/year cash flow, use $356k to buy next property!

Property Configuration - Dual Parcels

✅ Front Building (4 Units)

Condition

Well-maintained, fully occupied

Status

Generating income immediately

Work Needed

NONE - turnkey

🔧 Rear Building (3 Units)

Condition

Deferred maintenance needed

Status

1 vacant, 2 occupied

Opportunity

$35-40k rehab = $475k equity!

3-Year Value-Add Roadmap

Stage Income NOI Value (7.33% cap) Equity Created
Current (6/7 occupied) ~$130,000 ~$85,000 $898,000 $224,500
After Rehab (Year 2) $158,400 $100,656 $1,373,400 $699,900
Stabilized (Year 3) $165,000 $105,000 $1,432,000 $758,500
FORCED EQUITY: $35-40k rehab creates $475k+ in forced appreciation!

Rehab Strategy - Clear & Simple

Phase 1: Vacant Unit
$15-20k
Immediate Income
$24k/year
ROI
120-160%
  • Phase 2: 2 Occupied Units (on turnover)$20k total
  • Phase 3: Front Building (minimal)Cosmetic over time
  • Total Rehab Investment$35-40k

Opportunity Zone Tax Benefits

IF held 10+ years:
  • Buy Price$898,000
  • Sell Year 10$1,800,000
  • Gain$902,000
  • Tax Savings (20% cap gains)~$180,000

5-Year Projection

Year Income NOI Cash Flow CoC Equity
1 $158,400 $100,656 $43,767 19.5% $264,500
2 $163,152 $103,676 $46,787 20.8% $331,280
3 $168,047 $106,786 $49,897 22.2% $400,933
5 $178,397 $113,292 $56,403 25.1% $548,371

10-Year Wealth Creation

Property Value Year 10
$1,873,000
Total Equity
$1,199,500
Cumulative Cash Flow
$520,000
Total Profit
$1,455,000

Why This Is Exceptional

✅ Massive Strengths

🏆 19.5% CoC Year 1

Outstanding immediate returns

🏆 11.2% Proforma Cap

Excellent fundamentals

🏆 BRRRR Potential

$92k profit in 1-2 years, keep property

Dual Parcels

Flexibility for future strategies

Opportunity Zone

$180k tax savings if held 10+ years

$475k Forced Equity

Clear value creation path

AS-IS Purchase

Trust sale = negotiating power

⚠️ Due Diligence Items

1945 Building

Foundation inspection critical

Deferred Maintenance

Verify $35-40k rehab scope accurate

Dual Parcel Setup

Confirm title, verify configuration

Opportunity Zone Status

Confirm benefits still available

Offer Strategy

Offer CoC Return Strategy Likelihood
$850,000 21.7% Cite deferred maintenance, AS-IS Medium
$875,000 20.4% Compromise if countered High
$898,000 (asking) 19.5% Still excellent, worth paying Guaranteed

🏆 HIGHEST RECOMMENDATION - BUY IMMEDIATELY

This is a HOME RUN BRRRR deal:

• 19.5% CoC Year 1 ($43,767 cash flow)

• $475k forced equity from $35-40k rehab

• BRRRR for $92k profit + keep property

• Opportunity Zone = $180k tax savings

• $1.45M total profit in 10 years (647% ROI)

Offer $850k today, close in 30 days, start rehab Week 1, BRRRR refi Year 2!

View Property on LoopNet →
HOUSE FLIP - HIGHEST PROFIT

7081 Ann Arbor Way, Dublin, CA

Purchase Price
$899,000
ARV
$1,465,000
Size
1,830 sqft
Configuration
4bed/2.5bath
Year Built
1968
Timeline
6 Months
SCORE: 9/10 ✅ STRONG BUY - HIGHEST PROFIT FLIP

Deal Overview - BEST FLIP

Cash Needed
$116,870
Total Profit
$274,570
ROI
164.5%
Annualized ROI
329%
Rehab Budget
$148,500
Holding (6 months)
$50,035
🔥 HIGHEST PROFIT FLIP: $274,570 profit is the highest of ALL flip properties analyzed. This is your best flip opportunity!

Deal Structure

  • Purchase Price$899,000
  • Down Payment (10%)$89,900
  • Closing Costs$26,970
  • Hard Money Loan$957,600
  • Rehab (100% financed)$148,500
  • Interest Rate10.45%
  • Monthly Payment$8,339
  • Total Cash to Close$116,870

ARV Validation - $1,465,000

Address Beds/Bath Sqft Sale Date Price $/sqft
8460 Valencia 4/2 1,321 09/12/25 $1,235k $935
7570 Carlow 4/2 1,338 08/29/25 $1,290k $964
7421 Brookdale ⭐ 4/2 1,483 09/15/25 $1,300k $877
8794 Wicklow 4/2 1,526 07/11/25 $1,500k $983
Your Property: 1,830 sqft @ $800/sqft = $1,465,000. This is CONSERVATIVE (comps showing $877-983/sqft). Brookdale Ct only 0.3mi away sold at $877/sqft. Built-in $100-300k safety margin!

Rehab Scope ($148,500 @ $81/sqft)

Category Details Cost
Kitchen Full remodel, cabinets, counters, appliances $35,000
Bathrooms (2.5) 2 full baths + half bath $38,000
Flooring Entire house LVP/carpet $15,000
Interior Paint, fixtures, doors/trim $21,000
Exterior Landscaping, paint, curb appeal $30,000
Systems HVAC, electrical, plumbing updates $13,000
Contingency (10%) Buffer for 1968 building $15,000
Total Rehab $148,500

Profit Timeline Analysis

Timeline Holding Cost Total Profit ROI Annualized
3 months $25,017 $299,588 211% 844%
5 months $41,696 $282,910 179% 428%
6 months ✅ $50,035 $274,570 165% 329%
8 months $66,713 $257,892 141% 211%
Sweet Spot: 5-6 months allows quality renovation with strong returns. Each extra month costs $8,339 in interest.

Break-Even Analysis

All-In Cost
$1,124,505
Break-Even Sale Price
$1,177,000
Target ARV
$1,465,000
Safety Margin
$288,000
24.5% Safety Margin: You can drop the price $288k and still make profit! This is excellent downside protection.

Comparison to Other Flips

Property Cash Profit ROI Timeline Location
Dublin SFH $117k $275k 🏆 165% 6mo A+
Berkeley SFH $194k $176k 67% 5mo A++
Pennsylvania $75k ✅ $60k 66% 3mo B
Mountain View $60k ✅ $65k 88% 3mo B
Dublin wins: HIGHEST absolute profit ($275k), HIGHEST ROI (165%), prime A+ location, competitive timeline. This is your BEST flip deal!

Strengths & Risks

✅ Strengths

Highest Profit

$274,570 - best of all flips

Highest ROI

165% in 6 months (329% annualized)

Prime Dublin Location

A+ East Bay, near San Ramon

Conservative ARV

24.5% safety margin ($288k cushion)

First Sale Since 1968

Original owner, motivated seller

100% Rehab Financed

Only $117k cash needed

⚠️ Risks

1968 Building (57 Years)

Foundation, electrical, plumbing concerns

High Exposure

$899k purchase, 6-month hold = $50k interest

Bay Area Volatility

Interest rates, tech layoffs impact demand

Permit Requirements

Dublin strict codes, potential delays

Rehab Budget

$148k may be light for 1968 home

Offer Strategy

Offer Price Profit ROI Strategy
$850,000 $316k 186% Cite age/condition, worth trying
$875,000 $295k 175% Compromise if countered
$899,000 (asking) $275k 165% Still excellent, worth paying
Over $920,000 <$250k <150% ❌ Pass - better deals elsewhere

🏠 STRONG BUY - BEST FLIP DEAL

This is YOUR BEST FLIP: Highest profit ($274,570), highest ROI (165%), prime Dublin location, conservative ARV with 24.5% safety margin.

Action Plan: Offer $850-899k, inspect thoroughly (1968 building), close in 30 days, complete 6-month flip.

Result: $116,870 cash → $274,570 profit in 6 months!

View Property on Zillow →