—
Don't pay more than
$0
Send this deal
—
ceiling 40%
The house
Square feet
Bedrooms
Bathrooms
Work needed
Cosmetic
Standard
Full gut
Material quality
Standard
Builder
Luxury
Drywall repair
—
Tick trades to add or remove them. The slider under a trade sets material quality — it moves the material cost, not the labor.
Time & carry
How long you'll own it
Use local market speed
3 months
6 months
9 months
12 months
18 months
24 months
Insurance
Vacant, minimal — $42/mo
Builders risk — $125/mo
Coastal / high wind — $350/mo
Occupied coverage — $600/mo
None
Utilities
Disconnected — $13/mo
Power only — $75/mo
Full, vacant — $180/mo
Full + climate — $280/mo
Yard
None
Monthly cleanup — $60/mo
Biweekly mow — $130/mo
Weekly mow — $260/mo
Money
How you're paying
Cash
Hard money — 12% + 2 pts
Hard money — 10% + 3 pts
Private lender — 8% + 1 pt
Conventional — 7.5%
Who runs the job
You manage it — 10%
Hired GC — 18%
Hired GC, small job — 25%
Contingency
20%
Profit target
20%
Where the money goes