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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.
Your deal, in focus
See how the numbers move.
Adjust the assumptions to explore your deal. Your estimate updates as you go.
This models a double close, not an assignment. Enter only closing costs you pay on each leg; confirm any minimum funding fee, extension costs, and end-buyer funding.
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
Priced as a flat fee on the A to B amount rather than an annual rate, because the money is out for hours. Closing is charged on both legs rather than once, which is what separates the gross spread from what you keep. Confirm your title company will close both legs before you contract, and verify the end buyer's funds yourself.
Net to you
Your numbers at a glance
Each bar compares an amount. Bars are not portions of a total.
Estimate only, based on the figures you entered. Not a quote, an approval, an appraisal or a commitment to lend, and subject to underwriting.
$26,375 net after $8,625 of cost, with closing paid on both legs. Verify the end buyer's funds before you contract: also confirm title, funding conditions, timing, and the closing costs on each leg.
Your purchase-to-resale spread must cover the funding fee and both closing legs. This tool does not confirm end-buyer funds or determine funding eligibility.
Save these numbers, then adjust your inputs above.
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.
The spread between what you buy at and what you sell at is the number on the contract. It is not the number you keep. A double close is two transactions, which means two sets of closing costs, and the funding fee comes out on top of that.
None of that makes a double close the wrong choice. It is often the only structure that works, because assigning a contract exposes the spread to the seller and some end buyers cannot get financing on a property the seller no longer holds. The point is to know the real figure before you commit to a closing date.
The structure depends entirely on the end buyer's money arriving that day. If it does not, nothing funds, which is why the B to C buyer gets verified before the A to B leg rather than after.
Questions
Understanding your results.
Why are there two sets of closing costs?
Because there are two closings. You buy the property and then you sell it, both on the same day at the same title company, and each transaction carries its own costs.
Is a double close always better than assigning?
No. Assigning is simpler and cheaper when the seller has no objection and the end buyer's financing allows it. A double close earns its cost when the spread is large enough that showing it would kill the deal, or when the end buyer's lender requires the seller to hold title.
When is the funding fee charged?
At closing, out of the proceeds. There is no upfront fee, no application fee, and nothing to pay to have a deal priced.
What happens if my end buyer does not close?
Then the double close does not happen and nothing funds. The whole structure depends on their money arriving that day, which is why they are verified first.
Method
Where these numbers come from.
Transactional funding for wholesalers: same-day A to B to C
Same-day funding for the A to B leg of a double close, priced before you write the offer. What is offered, what it needs, and how it works.
Double close funding: how A to B to C actually works
Two closings, one day, funded by money that exists for about an hour. The mechanics, the paperwork, and where double closes actually go wrong.
Assignment vs double close: which one this deal needs
Assigning is cheaper and simpler. Double closing keeps your spread private and works where an assignment cannot. Four questions decide it.
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The rest of them.
Maximum offer calculator, 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.
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.