Tampa 8-Duplex Cash Machine, Oakland Opportunity-Zone Fourplex, Kansas City Assumable 30-Unit, San Diego New-Build House Hack

OPPORTUNITY

An eight-duplex, 16-unit Tampa portfolio at $2,200,000 with a 9.60% cap rate, $210,060 NOI, 1031 eligibility, and current leases averaging $1,280/mo. Each unit has private yard space, individual electric metering, mini-split HVAC, off-street parking, and solid-block construction, which supports the lower operating-friction story.

RISK

The stated NOI needs to be checked against actual taxes, insurance, water/sewer, repairs, and management. The upside mentions RUBS and rent increases, so separate in-place income from upside before relying on double-digit CoC. Even with a 25% OpEx haircut the deal still clears a strong DSCR threshold.

VERDICT

The cleanest lead in this run if the seller P&L is real. Best day-one cash flow in the issue, and it survives a conservative OpEx stress test. First call to make.

OPPORTUNITY

A 4-unit Oakland apartment property with a 1966 build, Class C profile, 100% occupancy, Opportunity Zone status, and a unit mix of three 2-bed/1-bath units plus one 3-bed/1-bath. The listing advertises a 9.73% cap rate and about $72,444 annual NOI, unusually high for a Bay Area small multifamily asset.

RISK

The public financial table includes inconsistent placeholder values, and the description references very low operating expenses. The real return could fall closer to the conservative model once taxes, insurance, repairs, utilities, management, and reserves are normalized, which drops coverage to about 1.11x.

VERDICT

Worth featuring because the entry price is unusually accessible for the Bay Area. Do not call it a 9% cap winner until the T12 proves the expense load.

OPPORTUNITY

Martin City Flats is a 30-unit, 96.7%-occupied Kansas City multifamily property with a 1965/2019 vintage and over $446,000 in 2022-2025 capital improvements. The listing highlights a supply-constrained submarket, a 4.2% vacancy rate, no new supply in the pipeline, and demand drivers including the Cerner/Oracle Health campus and Interstate 49 access. The option to buy free and clear or assume existing Freddie Mac financing is the headline.

RISK

The price is not shown publicly, so every cap-rate, CoC, and DSCR estimate is assumption-heavy until the broker confirms the ask. New 6.5% DSCR debt looks thin at about 1.05x coverage, which means the buyer needs the assumable Freddie Mac loan terms to make the math compelling.

VERDICT

A broker-call deal, not an automatic publish-as-buy. If the assumable debt is meaningfully below market and the price is reasonable, the recent CapEx and 96.7% occupancy make it interesting.

OPPORTUNITY

A 2025-built San Diego triplex with two brand-new construction units, one remodeled main house, FHA listed among accepted terms, and tenants paying sewer, trash, water, cable, and electricity. It sits in the Rolando/SDSU area, with private washer/dryer, AC, storage, outdoor space, and a nearly 1,000 sqft private deck on the main house.

RISK

The main diligence issue is whether the property is legally treated as a triplex for FHA appraisal and lending, since the zoning shown is RS 1-7 even though it is marketed as three units. The public listing has no rent roll, so the rent offset is an assumption, and four months on market suggests the seller may need to move on price.

VERDICT

A very usable house-hack feature: new construction, tenant-paid utilities, and a realistic path to control three San Diego units with low-down-payment financing. The final recommendation is contingent on permit, appraisal, and rent verification.