1) Dallas 18-Unit Multifamily 1% Rule A-Grade Location $2.2M
Asset Quality B | Neighborhood Quality A | Year Built 1957, Fully Renovated 2019
$25,000 per month in-place income with 100% occupancy in one of the best locations in Dallas. This 18-unit property sits near Downtown, Lower Greenville, and Baylor, with a price drop from $2.5M to $2.2M. It works as a cash-flow-positive long-term rental as-is, with a much bigger upside path if a future operator converts units to short-term rentals since many current tenants are already using the units for STR arbitrage. Call for offers is May 20, but the seller would consider an offer at $2.2M before then.
1415 Bennet Ave
Sale Price | $ 2,200,000 | Cap Rate | 8.35% |
Cash Needed | $ 572,000 | Cash on Cash | 9.67% |
Monthly | Annual | ||
Income | $ 25,000 | $ 300,000 | |
Mortgage | 6.75% | $ 10,702 | $ 128,422 |
Tax | $ 3,667 | $ 44,000 | |
Insurance | $ 1,393 | $ 16,720 | |
Vacancy | $ 1,250 | $ 15,000 | |
Mgmt | $ 1,750 | $ 21,000 | |
Utilities | $ 730 | $ 8,760 | |
Landscape | $ 150 | $ 1,800 | |
Repairs | $ 750 | $ 9,000 | |
HOA | $ - | $ - | |
NOI | $ 15,310 | $ 183,720 | |
Cashflow | $ 4,608 | $ 55,298 |
2) Killeen 26-Unit Turnkey Apartment Building $15,685/mo $1.2M
Asset Quality B | Neighborhood Quality C | Year Built 1970
$15,685 per month in-place income across 26 fully occupied units gives this deal immediate cash flow at a low cost per door. The unit mix includes 12 one-bed units, 13 two-bed units, and 1 three-bed unit, with long-term leases already in place. This is a traditional, simple, high-cash-flow apartment building. The seller claims they have 10+ offers but is still accepting offers, so I think this is worth submitting around $1.2M.
224-228 Hold St
Sale Price | $ 1,200,000 | Cap Rate | 9.75% |
Cash Needed | $ 312,000 | Cash on Cash | 15.04% |
Monthly | Annual | ||
Income | $ 15,685 | $ 188,220 | |
Mortgage | 6.75% | $ 5,837 | $ 70,049 |
Tax | $ 2,000 | $ 24,000 | |
Insurance | $ 760 | $ 9,120 | |
Vacancy | $ 784 | $ 9,411 | |
Mgmt | $ 1,098 | $ 13,175 | |
Utilities | $ 675 | $ 8,100 | |
Landscape | $ 150 | $ 1,800 | |
Repairs | $ 471 | $ 5,647 | |
HOA | $ - | $ - | |
NOI | $ 9,747 | $ 116,967 | |
Cashflow | $ 3,910 | $ 46,918 |
3) DFW Quadplex Pulling $6k/mo $575k -UNICORN!-
Asset Quality A | Neighborhood Quality A- | Year Built 2014
3 of 4 units filled at $1500 each. Exceeding the 1% rule in a premiere market with full P&L…
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4) Irving Proven STR With $115K 2026 Revenue $510K
Asset Quality B | Neighborhood Quality B | Year Built 1956
$95K in proven 2025 revenue and $111K in proven 2024 revenue make this one of the strongest income-to-price STRs we have seen in DFW. This 4-bed, 2-bath furnished short-term rental sleeps 12 and includes a pool, jacuzzi, firepit, grill, patio, open layout, and great entertainment appeal for groups. All furnishings convey, the property is fully permitted, and 248 reviews already show occupancy and guest demand. We also have 2026 year-to-date numbers showing it is tracking closer to $115K in gross revenue, likely helped by Dallas hosting World Cup activity in June and July. This is as low risk and good as a STR deal can get in Texas.
1809 Salem St
Sale Price | $ 510,000 | Cap Rate | 7.91% |
Cash Needed | $ 132,600 | Cash on Cash | 7.96% |
Monthly | Annual | ||
Income | $ 8,333 | $ 99,996 | |
Mortgage | 6.75% | $ 2,481 | $ 29,771 |
Tax | $ 850 | $ 10,200 | |
Repairs | $ 250 | $ 3,000 | |
Insurance | $ 323 | $ 3,876 | |
Mgmt | $ 1,250 | $ 14,999 | |
Utilities | $ 800 | $ 9,600 | |
Landscape | $ 100 | $ 1,200 | |
Supplies | $ 100 | $ 1,200 | |
Cleaning | $ 650 | $ 7,800 | |
HOT Fee | $ 583 | $ 7,000 | |
NOI | $ 3,360 | $ 40,321 | |
Cashflow | $ 879 | $ 10,550 |
5) Houston New Construction Rental $2,905 Rent $299K
Asset Quality A | Neighborhood Quality A | Year Built 2023
$2,905 per month in rent with a rare 40-year interest-only loan creates one of the best turnkey financing structures I have seen in years. This 2023-built rental at 10607 Crescent Peak is tenant occupied, fully stabilized, and located in a high-demand master-planned Houston community with management, leasing, and maintenance already handled. With 25% down and a 6.625% interest-only loan, projected cash flow is $700 per month, creating a near 10% cash-on-cash return on a low-maintenance asset. Opportunities that combine this level of asset quality, financing advantage, and immediate income are extremely rare.
10607 Crescent Peak
Sale Price | $ 299,000 | Cap Rate | 7.00% |
Cash Needed | $ 77,740 | Cash on Cash | 7.75% |
Monthly | Annual | ||
Income | $ 2,905 | $ 34,860 | |
Mortgage | 6.625% | $ 1,243 | $ 14,913 |
Tax | $ 748 | $ 8,970 | |
Insurance | $ 180 | $ 2,272 | |
Repairs | $ 135 | $ 1,620 | |
HOA | $ 98 | $ 1,176 | |
NOI | $ 1,745 | $ 20,934 | |
Cashflow | $ 502 | $ 6,021 |
6) San Antonio Off-Market Newer Single Family Rental $1,895/mo $209K
Asset Quality A | Neighborhood Quality B | Year Built 2024
$1,895 per month in rent through June 2026 gives this newer San Antonio rental income from day one. This 2024-built single-family rental is 1,627 sqft, tenant occupied, and has low expected maintenance, with HOA around $60. Sale comps for the exact same floor plan consistently show values from $240K to $250K, creating an estimated 10%+ walk-in equity position. This fits the Leapfrog Deal framework well: strong location, quality tenant pool, low vacancy risk, high liquidity, and a discounted off-market entry price.
13923 Wool Park
Sale Price | $ 209,000 | Cap Rate | 7.00% |
Cash Needed | $ 54,340 | Cash on Cash | 4.47% |
Monthly | Annual | ||
Income | $ 2,000 | $ 24,000 | |
Mortgage | 6.75% | $ 1,017 | $ 12,200 |
Tax | $ 348 | $ 4,180 | |
Insurance | $ 132 | $ 1,588 | |
Vacancy | $ 100 | $ 1,200 | |
Mgmt | $ 140 | $ 1,680 | |
Utilities | $ - | $ - | |
Landscape | $ - | $ - | |
Repairs | $ 60 | $ 720 | |
HOA | $ - | $ - | |
NOI | $ 1,219 | $ 14,632 | |
Cashflow | $ 203 | $ 2,431 |
Considering an offer? Let’s talk next steps.