Hard money loan calculator
What you need at the table, and what the money costs across the hold. Purchase, rehab, advance rate and the ceiling on finished value, all of it yours to change.
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Deal calculators.
Nine tools for investment property deals. Purchase, rehab, the cost of the money, the carry, and what is actually left at the end.
The tools
Pick the question you have.
Fix and flip calculator
The full round trip. Purchase, rehab, the cost of the money, the carry, the cost of selling, and what is left.
ARV calculator
Finished value from comparable sales, per square foot. The number every other number in the deal depends on.
BRRRR calculator
Both loans, and the ceiling that actually binds. Most BRRRRs are limited by rent coverage rather than by value, which is the part that leaves capital stuck in the deal.
DSCR calculator
Gross rent over the full payment, which is the test a rental loan is actually underwritten against. No tax returns and no employment history enter into it.
Rehab cost calculator
A budget built from area and scope. The starting point for a conversation with a contractor, not a substitute for one.
Construction loan calculator
Land plus vertical, drawn against a schedule. Interest accrues on what has been drawn, which is why the timeline matters as much as the budget.
Rental portfolio calculator
Multiple doors, one instrument. Coverage is tested across the portfolio rather than property by property, which changes what the weak ones can do.
Transactional funding calculator
Both legs and both sets of closing costs. The spread on the contract is never the number you keep, and this is the difference.
Why these
Built from how the money actually works.
Most deal calculators stop at finished value minus purchase minus rehab and call the difference profit. That number has never been the profit. It leaves out the cost of the money, the months of carry, and the six percent or so that goes on the way out, and those three together are usually the difference between a deal worth doing and a job you paid to do.
These count them, because they run the same arithmetic used to underwrite a file rather than the version that makes a deal look good. Where a figure is an assumption you can change, it says so. Where it is a market convention rather than a quote, it says that too.
What none of them can do is see your property. When the numbers work, the next step is a written term sheet with a real number in it, and there is no credit pull to get one.
This is an estimating tool. It runs arithmetic on the figures you enter using the assumptions stated above, and changing an assumption changes the answer. The result is not a quote, an approval, an appraisal, a valuation, or a prediction of what a property will sell for, and it does not commit anyone to lend. Costs, taxes and market conditions vary by location and change over time. Check the numbers that matter against your own contractor, agent and professional advisers before you commit to a deal.
Submit a dealTerms in 24 to 48 hours.