Investor deal analyzer
Run the flip. Then run the BRRRR. Same deal, both exits — including the 90-day refinance.
The property
Hard money — the buy
Carrying costs — monthly
Taxes and insurance carry through to the rental period in the BRRRR exit.
The exit — sale
Closing cost settings
Transfer tax seeds from the property state and applies to both the buy and the sale. Recording fees split half to the buy, half to the sale.
Projected profit
$168,455
$48,170 of your cash in · 4 months · 1049.1% annualized
1049.1%
Annualized return
$48,170
Cash required
64.7%
All-in to ARV
The numbers — sale exit
After-repair value$610,000
Purchase price-$325,000
Rehab-$40,000
Buy-side closing (transfer tax, title, recording)-$10,500
Sell-side closing (commission 5%, transfer tax, title)-$46,700
Carrying costs, 4 mo-$4,200
Cost of money (points, interest, lender fees)-$15,145
Projected profit$168,455
The hard money
Loan on purchase$292,500
Loan on rehab$40,000
Cap at up to 75% of ARV$457,500
Actual loan$332,500
Origination (1 pts)-$3,325
Interest, 4 billable mo at up to 9%-$9,975
Lender fees-$1,845
Cash out of pocket$48,170
Cash vs hard money
All cash
$183,600
145.1% annualized
Hard money
$168,455
1049.1% annualized
Max offer at a $25,000 target profit$468,455
- All-in at 64.7% of ARV — inside the 70% rule with room for overruns.
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