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 is the total rate — buyer and seller split it evenly, so each side pays 1.00% here. Buy-side title insurance is the percentage of the purchase plus the flat fee. Recording fees split half to the buy, half to the sale.
Which exit — the arithmetic side by side
Highest-ranked exit at these inputs
Fix & flip (hard money)
$175,555Profit
At these inputs the financed flip nets $175,555 over 4 months — $43,889 a month on $47,170 of cash, 1116.5% annualized.
The other exits
- Fix & flip (all cash)$190,700 Profit
Paying cash skips $15,145 of financing cost: $190,700 over 4 months on $378,700 in, 151.1% annualized.
- BRRRR / DSCR hold$733/mo Monthly cash flow
Refinancing at 75% of ARV draws $457,500; the refinance returns $59,655 more than the all-in cost, leaving no capital in, and rent of $6,000 runs $733 a month at a DSCR of 1.59x.
- Sell to an investor / wholesale$142,701 Spread over purchase
Passing it on at $467,701 leaves $142,701 over the $325,000 purchase price; a seller nets $459,024 that way against $569,400 on the MLS, a difference of $110,376.
If you refinance out — the DSCR hold
$59,655 comes back out
The refinance returns more than the all-in cost, so no capital of yours remains in the deal and the return on cash is undefined at these inputs.
Refinancing at 75% of ARV draws $457,500; the refinance returns $59,655 more than the all-in cost, leaving no capital in, and rent of $6,000 runs $733 a month at a DSCR of 1.59x.
- The refinance draws $457,500 against $397,845 all-in with closing — $59,655 comes back out and no capital stays in the deal.
Disclosure
Estimates only, based on inputs supplied by the user. These figures compare the arithmetic of each exit at the inputs entered; they are not investment, tax, or legal advice, and no outcome is promised or guaranteed. Foraker Capital LLC arranges business-purpose real estate loans through third-party lending partners; it is not a lender and does not fund loans. This is not an offer of credit. All terms subject to lender approval and full underwriting. Business-purpose loans for non-owner-occupied investment property only.
Projected profit
$175,555
$47,170 of your cash in · 4 months · 1116.5% annualized
The numbers — sale exit
The hard money
Cash vs hard money
- All-in at 64.6% of ARV — inside the 70% rule with room for overruns.
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