Real estate investment calculator
A practical first pass for investors triaging off-market and wholesale deals: flip and wholesale resale math in one tab, buy-and-hold cash flow in another. Nothing here replaces field visits, comps, title, or tax advice—use it to sort opportunities faster, then verify every number you rely on.
- Add a purchase price to estimate profit and spreads.
- Add an ARV to estimate resale-based outputs.
Inputs
Listings often omit this—add your own scope.
Default 2% — title, fees, and your buying-side assumptions.
Default 8% — commissions, transfer, and selling-side items.
Optional: carry, interest, utilities—your estimate.
Often 70%: (ARV × rule) − repairs. Editable for your market.
Results
- Gross spread (ARV − purchase)
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- Buying costs (amount)
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- Selling costs (amount)
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- Total project cost
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- Net sale proceeds
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- Estimated net profit
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- Profit margin (on ARV)
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- ROI (on project cost)
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- Max offer (rule line)
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- Discount to ARV
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Before project costs, selling costs, and profit.
Purchase + buying costs + repairs + holding/finance (flat).
ARV minus selling costs.
Net sale proceeds minus total project cost. Not your tax or legal bottom line.
(ARV × rule%) − repair costs. A conversation ceiling, not a bid.
1 − (purchase ÷ ARV). How far below ARV the ask sits.
Independent verification of fees, title, and debt is on you.
By using this calculator you agree it is educational. Confirm taxes, liens, fees, and exit pricing independently.
How the math works
Flip / wholesale. Buying costs are applied as a percent of purchase (defaults are editable). Selling costs are a percent of ARV. Total project cost adds purchase, buying load, your repair number, and any flat carry you enter. Net sale proceeds start from ARV and back out selling costs. Estimated net profit is net sale proceeds minus total project cost. Margin and ROI are shown so you can separate “headline” from “on my dollar.”
Rental. Cash in is purchase plus upfront repairs. NOI subtracts operating reserves you enter (taxes, insurance, maintenance, vacancy, management) from annual gross rent—still before debt. Gross yield and cap rate use the same cash-in denominator so you are not mixing bases. After-debt cash flow only appears if you add a payment; we do not guess your loan.
Key concepts (short)
- ARV — the realistic resale value after your scope, not the list price. For a longer treatment, read what ARV is in real estate.
- Gross spread — ARV minus purchase. It is not profit; it is the rough gap before you pay to buy, fix, hold, and sell.
- Estimated net profit — the model’s read after those costs, still pre-tax and pre-your time.
- Cap rate (here) — NOI divided by your cash-in (purchase + repairs). It is a simple static screen, not a broker’s pro forma for a specific closing.
- 70% rule line — (ARV × rule percent) minus repairs, used as a quick ceiling. When to use 65% vs 70% vs 75% is market- and deal-dependent; see the 70% rule guide.
Where to go next on OffMarket Deck
- Browse live deals by state, city, and strategy.
- How it works — how search, posting, and alerts fit together.
- Wholesale strategy hub and fix & flip strategy hub for more inventory in those lanes.
FAQ
What is the difference between gross spread and estimated net profit?
Gross spread is ARV minus purchase — a quick read of how much ‘air’ exists before project and selling costs. Estimated net profit subtracts buying costs, repairs, holding, and selling costs from the resale path. It is still a model, not a closing statement.
Is the 70% rule line a real offer?
No. It is a screening ceiling: (ARV × your rule %) minus repairs. Real offers depend on title, scope, exit, and what the market will actually pay at sale.
Can I use the rental tab for full underwriting?
It is a cash-in / NOI / cap-rate style first pass. You still need to model debt correctly, reserves, capex, tax treatment, and exit—this tool does not do that for you.
Why is debt optional on the flip screen?
Flip economics are often modeled with a flat carry number or private terms. Forcing a fake interest rate would mislead you. Enter a monthly or one-time carry in holding & finance if that matches your deal.
Is this a substitute for a title company, attorney, or CPA?
No. OffMarket Deck surfaces inventory; this calculator is educational. Verify every line item with licensed professionals for your market.