July 2025 Newsletter - Hammerhead Capital Inc.

NEW DEALS

In June, we submitted 20 offers across fix-and-flip properties, rental/Airbnb opportunities, and development land. We had two offers accepted and successfully created a third deal through a creative subdivision strategy. We continue to have multiple offers active and will keep you updated on their progress. A key milestone this month: we completed the subdivision of land from one of our flips and are now on the verge of breaking ground. Our current projects are moving forward smoothly, and we’ve included important updates below. Additionally, one of our projects is newly under contract for sale, another one sold and another one was completed and listed. Despite the competitive Charlotte market, quality deals remain for investors who lead with discipline. We’re seeing many overpriced properties lingering on the market, eroding potential margins. Our approach stays data-driven and unemotional—focused on calculated risks rather than chasing volume. In today’s environment, patience and precision are true competitive advantages.

Charlotte, NC New Development Project Underway!

As we prepared to list one of our flips, we uncovered an exciting value-add opportunity: subdividing the lot to unlock significant upside—either by selling the land for $100,000+ or building new construction for a potential profit of $160,000+. We’ve completed the subdivision, lined up our general contractor, and are now awaiting permit approval to break ground. This project is coming together beautifully, with an anticipated total all-in cost of around $260,000 and an after-repair value (ARV) projected at $420,000+, making it an exceptional deal. Opportunities like this—where creative strategies like land subdivision effectively yield “free” buildable lots—are exactly what we look for to maximize returns.

Charlotte, NC Fix and Flip and Land Subdivision Under Contract!

Similar to our last flip where we added value by subdividing the lot, we’ve secured another exciting opportunity in Charlotte. We initially missed this deal, but a wholesaler we know locked it up and after recognizing its complexity, reached out to us. After negotiating terms that benefited everyone, we’re moving forward together—he’ll earn an assignment fee and gain valuable experience, and we secured a strong contract. We have the property under contract for $219,000, with the flip expected to need $85K–$95K in renovations and an ARV of around $330K+. Importantly, we negotiated for the purchase to be contingent on completing the lot subdivision before closing, giving us both the flip and a new build opportunity. The new build is projected to have an all-in cost of $280K with an ARV of approximately $360K. Combined, we’re estimating over $120K in total net profit once both projects are complete. We’re excited to finalize the subdivision, close on the property, and kick off these two promising projects!

Charlotte, NC Airbnb House Hack Under Contract!

Not your typical Hammerhead Capital Inc. deal—this one’s personal! We’ve secured a single-family home with a bonus ADU/tiny home in the heart of NoDa, one of Charlotte’s most sought-after neighborhoods. I’ll be living in the main house while I Airbnb or midterm renting the tiny home, dramatically reducing housing costs and effectively allowing me to live in a prime area for a fraction of the price. Once we move out, both units will be rented, with projected returns of around 18% cash-on-cash—an excellent foundation for building long-term wealth. This marks our first foray into the short-term rental space, and there’s no better way to learn than through a house hack that also creates systems we can scale. Additionally, my current condo in NoDa will be rented once I move, adding cash flow and accelerating principal paydown in my rental portfolio. We are looking to close this mid-July. I'm excited to keep growing from here and pushing closer to financial freedom! Check out the cool listing below!

CURRENT PROJECTS

Gastonia, NC Fix/Flip Under Contract To Sell!

We wrapped up this charming fix-and-flip project in just 30 days, thanks to our outstanding general contractor. In mid-June, we listed the property at $199,900—well above our initial $150,000–$160,000 estimate after recognizing its greater potential—and secured a full-price offer within just 2–3 days on the market! We’re now moving through the closing process, with a mid-July closing expected and a fantastic profit on the horizon. Our private money lender is set to earn approximately $10,000 in under two months on his $100,000 investment, translating to an impressive 60% annualized return. We anticipate walking away with around $60,000 in net profit after all expenses using none of our own money. This little cabin is turning into a true home run deal and a major win-win for everyone involved, even the buyer who is getting an amazing new home in a great location! Check out the listing photos below, along with a link to our before-and-after video showcasing the incredible transformation!

Charlton, MA Multifamily Under Contract to Sell!

One of the buildings in our 7-unit property in Charlton, MA is officially under contract and set to close next week—less than two months after acquisition! While the second building fell out of contract, we’re actively marketing it to secure a new buyer soon. Renovations were completed ahead of schedule, and we’re thrilled with the project’s performance. We acquired the asset for $675,000, invested approximately $155,000 in renovations, and increased the rent roll from around $5,000 to over $10,000. This deal is on track to deliver strong returns for both our investors and our team with a combined projected sale of around $1.1M. The Charlton property has exceeded our expectations, and we’re excited to bring it across the finish line.

Charlotte, NC Fix/Flip Renovations Completed, Subdivision Completed and Officially Listed!

Renovations are now complete on our Charlotte, NC fix-and-flip, as well as the land subdivision we’ve been working on, which means the property is officially listed! We sourced this off-market through our agent network, assisting a motivated seller with a quick closing. We purchased the home for $260,000 and invested around $42,000 in renovations, including a full kitchen remodel and strategic layout improvements. The after-repair appraisal came in at $390,000—well above our original $370,000 estimate. Given the current soft and challenging market, we’ve listed the property at $379,900 to attract more interest and secure a quicker sale. Although the extended hold time for the subdivision increased our carrying costs, we’re still positioned for strong returns. With this property poised to go under contract soon and our new build on the subdivided lot set to begin, this deal is shaping up to be a true home run. Check out the listing photos of the finished product below!

Rock Hill, SC Sold!

We officially sold this property at the end of June for $319,900! We acquired it for $225,000 and kept our renovation budget tight, coming in just under $18,000. Thanks to the swift, high-quality work from our contractors, we were able to list at $319,900—and within hours, it went under contract at full asking price! This quick flip delivered exactly the kind of efficient, high-yield return we strive for. We’re thrilled to have passed it on to its new homeowners! Check out the finished product in the listing below!

Rock Hill, SC Fix/Flip Under Contract!

We sourced this deal through a Facebook investing group where a wholesaler was marketing the property. After a walkthrough and quick analysis, we offered $115K—below the $120K ask—by sticking to our numbers. Despite receiving higher offers, the wholesaler chose us for our speed, transparency, and proven ability to close. We’re acquiring the property for $115K, budgeting $40K for renovations, and expect an ARV of $210K–$220K. It's a solid base hit with minimal capital and a smooth flip ahead. The property is currently in probate, so closing is delayed slightly, but we expect to finalize within the next couple of weeks and begin work right away.

32 Unit in Lancaster, SC

We’re thrilled to announce that the refinance on this property is officially complete, despite some delays on the bank’s end. We secured a 5.75% interest rate on a 30-year amortization, significantly boosting cash flow while also cashing out approximately $140,000! This key milestone allows us to bring all preferred returns to our investors current and strengthen our operating reserves. With operations now stabilized, we anticipate strong ongoing cash flow in the 8–10% range. Investor distributions began in March 2025, reinforcing our commitment to delivering timely, consistent returns. Once stabilization is fully achieved, we plan to exit the asset with substantial upside for our investors.

Matthews, NC Investment Promissory Note!

Sometimes small capital moves can yield impressive results! We provided $10,000 in short-term funding to a fellow investor who needed quick capital to finalize a novation agreement. After thoroughly reviewing the numbers, we saw a clear opportunity and stepped in—securing a flat $2,000 return on top of our $10,000 investment once the property sells. Just three weeks after funding, the property is already under contract and set to close in the second week of July. This deal is on track to deliver an impressive 120% annualized return—returns you’d be hard-pressed to find anywhere else with such speed and simplicity. It’s a great example of smart collaboration, helping get deals across the finish line while achieving a quick, strong return on a modest amount of capital. Check out the property listing below.

RECENT FINISHED PROJECTS

Rock Hill, SC Fix/Flip Sold!

This project pushed us through nearly every challenge imaginable—delayed permits, stop-work orders, surprise leaks, and even a few disappearing subcontractors. Despite the setbacks, our team pushed through, completed renovations beautifully, and delivered a strong end result. Although we were delayed by about two months, we always underwrite conservatively, accounting for potential cost overruns and extended timelines—allowing us to still hit our projected profit. We listed the property in early March and received multiple offers within days, ultimately going under contract for $405,000—$5,000 over asking—just four days after hitting the market. We’ve officially closed and are thrilled to pass this home on to a happy new family. On to the next one! Check out the listing photos by clicking the link below.

Waxhaw, NC Whole-tail Sold!

We acquired this property from a wholesaler just before the New Year, closing quickly to help the sellers avoid a looming fine tied to personal circumstances. By acting fast, we secured it for $415K—well below its $525K as-is value. With only $7,500 invested in light touch-ups, cleaning, and staging, we listed the home and accepted a $510K offer after about 60 days on market. While slightly under asking, the quick timeline and low renovation costs kept our profit right on target. Given the property's location in a 55+ community, we opted for a faster close over waiting and risking increased holding costs. This deal is a textbook example of a successful “wholetail”—minimal work, fast turnaround, and strong returns.

We have released episodes 24 and 25.

More episodes are on the way—stay tuned and make sure you’re subscribed so you don’t miss what’s next!!

Follow Real Estate Take on Social Media!