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Maximum offer calculator.
Find the purchase price that supports your target profit after rehab, financing, holding, and selling costs.
Your deal, in focus
See how the numbers move.
Adjust the assumptions to explore your deal. Your estimate updates as you go.
Solves for purchase price using target profit after rehab, points, drawn-balance interest, holding costs, and purchase and selling costs. Purchase and rehab financing are capped by ARV. Selected rehab funding is reserved first. Fees are paid in cash. Profit excludes income tax.
Use nonnegative figures. Financing shares and rental expense allowances cannot exceed 100%. Loan limits depend on the value or cost basis shown beside each field.
Assumptions behind this estimate
Solves for purchase price using target profit after rehab, points, drawn-balance interest, holding costs, and purchase and selling costs. Purchase and rehab financing are capped by ARV. Selected rehab funding is reserved first. Fees are paid in cash. Profit excludes income tax.
Maximum purchase offer
Estimate only, based on the figures you entered. Not a quote, an approval, an appraisal or a commitment to lend, and subject to underwriting.
This offer meets your target under the entered assumptions, rounded down to the nearest dollar. It is a planning ceiling, not a valuation or financing approval. Profit is before income tax.
LOOK A LITTLE CLOSER
Make the numbers work for you.
Compare alternatives, check the downside, and pick up where you left off.
What drives this result?
Your profit target and total deal costs set the maximum offer. Purchase and rehab financing are also capped by the selected percentage of ARV. A lower profit target increases the offer, but does not improve the deal’s margin.
Compare scenarios and stress-test
Keep a baseline, then change the calculator inputs above to compare a different price, budget, or LTV. Stress tests are previews until you choose to use them.
Save and revisit a deal
Saved only in this browser on this device. No account or submission is created. Clearing browser data removes these deals. Use a short nickname without personal or confidential information.
No saved deals for this calculator yet.
Get terms on this deal
Estimate only, based on the figures you entered. Not a quote, an approval, an appraisal or a commitment to lend, and subject to underwriting.
This sends the numbers above straight to me for a person to underwrite. You get an initial written response in 24 to 48 hours, and a straight answer either way. Terms, if offered, are subject to underwriting and approval.
How to read it
What the number means.
Start with a realistic sale value, rehab budget, and dollar profit target. The calculator solves backward for purchase price, including financing that changes as your offer changes. It rounds the offer down to a whole dollar.
The selected purchase and rehab financing are capped by ARV. Rehab funds are reserved first. Closing costs and points are paid in cash, and interest assumes rehab draws occur evenly through the hold. A price that meets this model is not an appraisal or a promise of funding.
Questions
Understanding your results.
Can I send these numbers for review?
Yes. Use the application button to carry your assumptions and estimate into a deal submission, or request a PDF. All results are planning estimates subject to underwriting.
Does this use a fixed percentage rule?
No. It works backward from your target dollar profit and the costs you enter, rather than applying a fixed percentage rule.
What if no offer works?
The tool says no feasible offer when the project cannot meet your target even with a zero purchase price. Review the exit value, costs, and target.
Does this include income taxes?
No. Profit is before income tax. Include repair contingency in your rehab budget.
Method
Where these numbers come from.
What a hard money loan actually costs, in full
Rate is the number everyone asks about and rarely the largest cost. Here is the whole bill on a real deal, priced line by line.
Holding costs: the line item that quietly eats the profit
Holding costs are small every month and decisive over a project. They are also the number investors most reliably leave out of the model.
Other tools
The rest of them.
Rental cash-flow calculator, Cash-out refinance calculator, Hard money loan calculator, Fix and flip calculator, ARV calculator, BRRRR calculator, DSCR calculator, Rehab cost calculator, Construction loan calculator, Rental portfolio calculator, Transactional funding calculator.
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.
When the numbers work
Get it underwritten.
A calculator cannot see your property. Estimate only, based on the figures you entered. Not a quote, an approval, an appraisal or a commitment to lend, and subject to underwriting. Send the deal and a person reads it: you get an initial written response in 24 to 48 hours, and a straight answer either way. Terms, if offered, are subject to underwriting and approval. No credit pull to get an answer.