Acquisition
$
%
$
Financing
%
years
Income (Monthly)
$
$
%
Operating Expenses (Annual)
$
$
$
%
%
%
Property
sf
mo
Acquisition
$
$
Repair Estimator optional — fills the field below
$
Or build it item-by-item $0
Main Loan hard / private money
%
%
%
Gap / HELOC Loan 2nd position, covers the rest
$
%
%
Purchase Closing Costs itemized
Line items $0
$
$
$
$
$
$
$
$
$
Holding Costs monthly, excl. loan interest
$
$
Resale
%
Resale closing line items $0
$
$
$
$
$
$
$
Underwriting Rule
%
BRRRR Option
Reverse Offer Calculator
Tell it the return you need — it solves backward for the maximum price you can pay.
Exit Assumptions
$
$
Target Returns
%
%
$
Income & Expenses (Annual)
$
$
Target Return
%
Financing
%
%
years
Upfront Costs
$
$
Business
mo
Acquisition
$
$
$
Improvement Estimator optional
$
Or build it item-by-item $0
Main Loan
%
%
%
Gap Loan 2nd position
$
%
%
Purchase Closing Costs itemized
Line items $0
$
$
$
$
$
$
$
$
$
Holding Costs monthly, excl. loan interest
$
$
Resale
%
Resale closing line items $0
$
$
$
$
$
$
$
Underwriting Rule
%
BRRRR Option
Reverse Offer Calculator
Business acquisitions are usually bound by what the cash flow can support, not by comps — solve for the maximum price the numbers allow.
Earnings
$
$
Lending
%
years
%
Adjustments
$
Cash Flow
$
Lending
%
years
%
Business
Acquisition
$
%
$
Financing
%
years
Income (Annual) describe the revenue types
$
$
%
Operating Expenses (Annual)
$
$
$
$
$
$
%
%
%
At a Glance
Monthly Cash Flow
$0
Cap Rate
0.00%
Cash-on-Cash
0.00%
DSCR
0.00
How That Breaks Down annual
| Income | $0 |
| Less: Operating Expenses | $0 |
| Net Operating Income | $0 |
| Less: Annual Debt Service | $0 |
| Cash Flow Before Taxes | $0 |
| Loan Amount | $0 |
| Cash Invested (down payment) | $0 |
Stress Test
NOI
$0
Cash on Cash
0%
Cap Rate
0%
Monthly Cash Flow
$0
Positive Leverage
Cap Rate
0%
NOI ÷ Price
Cash on Cash
0%
Annual CF ÷ Cash In
DSCR
0.00
NOI ÷ Debt Service
NOI (Annual)
$0
EGI − OpEx
Loan Constant
0%
Debt Svc ÷ Loan
Break-Even Ratio
0%
(OpEx+Debt) ÷ PGI
Income & Expense Detail
| Potential Gross Income (PGI) | $0 |
| Less: Vacancy & Credit Loss | $0 |
| Effective Gross Income (EGI) | $0 |
| Less: Operating Expenses | $0 |
| Net Operating Income (NOI) | $0 |
| Less: Annual Debt Service (P&I) | $0 |
| Cash Flow Before Tax (Annual) | $0 |
Financing Summary
| Loan Amount | $0 |
| Monthly Principal & Interest | $0 |
| Total Cash Invested | $0 |
| Operating Expense Ratio | 0% |
| Est. Property Tax Rate Used | — |
Reading these numbers — Cap rate measures the property's return unlevered; cash-on-cash measures your actual return on the money you put in. A DSCR under 1.0 means the property isn't covering its own mortgage from operations. Property tax is estimated from the state average rate — confirm the actual assessed value and millage with the county appraiser.
Deal CheckDEAL!
Target Min. Profit$0
Projected Profit$0
Difference$0
Net Profit at Resale
$0
Deal
ROI on Cash Invested
0%
Profit ÷ Cash In
Annualized ROI
0%
Scaled to hold period
Profit Margin
0%
Profit ÷ ARV
Total Project Cost
$0
All-in basis
TPC as % of ARV
0%
Lower is safer
Max Offer (Rule)
$0
80% rule
Project Cost Basis
| Purchase Price | $0 |
| Rehab Budget | $0 |
| Purchase Closing Costs (itemized) | $0 |
| Main Loan Points | $0 |
| Gap Loan Points | $0 |
| Holding Costs (interest + carry) | $0 |
| Total Project Cost (TPC) | $0 |
Resale Proceeds
| ARV (Resale Value) | $0 |
| Less: Sales Commission | $0 |
| Less: Resale Closing Costs (itemized) | $0 |
| Net Resale Proceeds | $0 |
| Less: Total Project Cost | $0 |
| Net Profit | $0 |
Financing Stack
| Main Loan Amount | $0 |
| Gap Loan Amount | $0 |
| Cash Invested (equity) | $0 |
BRRRR — Refinance & Hold Instead
| Refinance Loan Amount | $0 |
| Less: Payoff of Main + Gap Loans | $0 |
| Less: Refinance Points | $0 |
| Less: Refinance Closing Costs (itemized) | $0 |
| Cash Out at Refinance | $0 |
| Cash Left In Deal | $0 |
| New Monthly P&I Payment | $0 |
Rental Cash Flow After Refinance annual
| Gross Rental Income | $0 |
| Less: Vacancy & Credit Loss | $0 |
| Effective Gross Income | $0 |
| Less: Taxes, Insurance, Utilities & HOA | $0 |
| Less: Repairs & Maintenance | $0 |
| Less: Property Management | $0 |
| Less: CapEx Reserves | $0 |
| Net Operating Income | $0 |
| Less: Annual Debt Service | $0 |
| Monthly Cash Flow After Refi | $0 |
| DSCR After Refinance | 0.00 |
| Cash-on-Cash on Cash Left In | 0% |
Reading these numbers — The rule-of-thumb max offer keeps purchase plus rehab under the chosen percentage of ARV, leaving margin for holding costs, commissions, and surprises. If cash invested is negative, the deal is more than fully financed by the loan stack — double-check that structure with your lender.
Maximum Allowable Offer
$0
Enter your numbers to solve for price
How This Was Calculated
| After Repair Value (ARV) | $0 |
| Less: Target Profit Margin | $0 |
| Less: Closing Costs + Commissions | $0 |
| Less: Rehab Budget | $0 |
| Less: Wholesale / Assignment Fee | $0 |
| Maximum Allowable Offer | $0 |
Reading this — This is the classic wholesaler/flipper formula: start from what it will sell for, back out your profit, your transaction costs, your rehab budget, and any assignment fee — what's left is the most you can pay today.
How This Was Calculated
| Net Operating Income (NOI) | $0 |
| Annual Loan Constant | 0% |
| Resulting Loan-to-Value | 0% |
| Maximum Allowable Offer | $0 |
At This Price
| Resulting Loan Amount | $0 |
| Annual Debt Service | $0 |
| Total Cash Required | $0 |
| Actual Cash-on-Cash at This Price | 0% |
Reading this — This solves algebraically for the one purchase price where your target cash-on-cash return exactly works, given your down payment, rate, and term. Pay more than this and your return falls short of target; pay less and you beat it.
Deal CheckDEAL!
Target Min. Profit$0
Projected Profit$0
Difference$0
Net Profit at Resale
$0
Deal
ROI on Cash Invested
0%
Profit ÷ Cash In
Annualized ROI
0%
Scaled to hold period
Profit Margin
0%
Profit ÷ Resale Value
Total Project Cost
$0
All-in basis
TPC as % of Resale Value
0%
Lower is safer
Max Offer (Rule)
$0
80% rule
Project Cost Basis
| Purchase Price | $0 |
| Improvement Budget | $0 |
| Purchase Closing Costs (itemized) | $0 |
| Main Loan Points | $0 |
| Gap Loan Points | $0 |
| Holding Costs (interest + carry) | $0 |
| Total Project Cost (TPC) | $0 |
Resale Proceeds
| Resale Value | $0 |
| Less: Broker Commission | $0 |
| Less: Resale Closing Costs (itemized) | $0 |
| Net Resale Proceeds | $0 |
| Less: Total Project Cost | $0 |
| Net Profit | $0 |
Financing Stack
| Main Loan Amount | $0 |
| Gap Loan Amount | $0 |
| Cash Invested (equity) | $0 |
BRRRR — Refinance & Hold Instead
| Refinance Loan Amount | $0 |
| Less: Payoff of Main + Gap Loans | $0 |
| Less: Refinance Points | $0 |
| Less: Refinance Closing Costs (itemized) | $0 |
| Cash Out at Refinance | $0 |
| Cash Left In Deal | $0 |
| New Monthly P&I Payment | $0 |
Rental Cash Flow After Refinance annual
| Gross Rental Income | $0 |
| Less: Vacancy & Credit Loss | $0 |
| Effective Gross Income | $0 |
| Less: Taxes, Insurance, Utilities & Fixed | $0 |
| Less: Repairs & Maintenance | $0 |
| Less: Management | $0 |
| Less: CapEx Reserves | $0 |
| Net Operating Income | $0 |
| Less: Annual Debt Service | $0 |
| Monthly Cash Flow After Refi | $0 |
| DSCR After Refinance | 0.00 |
| Cash-on-Cash on Cash Left In | 0% |
Reading these numbers — The max offer rule subtracts both the improvement budget and any manager/payroll cost you'd need to replace, then applies the rule percentage to the resale value — a nod to the fact that a business generates income differently than a simple house flip.
Maximum Allowable Offer
$0
Enter your numbers to solve for price
Step-by-Step
| Seller's Discretionary Earnings (SDE) | $0 |
| Less: Target Owner Salary | $0 |
| Available Cash Flow for Debt Service | $0 |
| Max Allowable Annual Debt Service (÷ DSCR) | $0 |
| Max Monthly Debt Payment | $0 |
| Maximum Loan Amount | $0 |
| Gross Enterprise Value (loan ÷ (1 − down%)) | $0 |
| Less: Unfunded CapEx / Working Capital | $0 |
| Maximum Allowable Offer | $0 |
Reading this — This is the SBA 7(a) lender's-eye view: the business first has to pay the buyer a fair salary, then what's left has to cover the loan payment with room to spare (the DSCR cushion). Everything else — the multiple, the "market value" — is downstream of whether the cash flow can actually carry the debt.
Step-by-Step
| Net Operating Income (NOI) | $0 |
| Max Allowable Annual Debt Service (÷ DSCR) | $0 |
| Maximum Loan Amount | $0 |
| Maximum Allowable Offer (loan ÷ max LTV) | $0 |
Reading this — Standard commercial underwriting: the lender caps the loan at whatever annual debt service the NOI can cover at your required DSCR, then the purchase price is bound by the lender's max loan-to-value on top of that loan.
Stress Test
NOI
$0
Cash on Cash
0%
Cap Rate
0%
Monthly Cash Flow
$0
Positive Leverage
Cap Rate
0%
NOI ÷ Price
Cash on Cash
0%
Annual CF ÷ Cash In
DSCR
0.00
NOI ÷ Debt Service
NOI (Annual)
$0
EGI − OpEx
Loan Constant
0%
Debt Svc ÷ Loan
Break-Even Ratio
0%
(OpEx+Debt) ÷ PGI
Operating Expense Ratio
0%
OpEx ÷ EGI
Expense / Sq Ft
$0
OpEx ÷ Sq Ft
Price / Sq Ft
$0
Price ÷ Sq Ft
Income & Expense Detail
| Primary Revenue | $0 |
| Other / Ancillary Income | $0 |
| Potential Gross Income (PGI) | $0 |
| Less: Vacancy & Collection Loss | $0 |
| Effective Gross Income (EGI) | $0 |
| Less: Operating Expenses | $0 |
| Net Operating Income (NOI) | $0 |
| Less: Annual Debt Service | $0 |
| Cash Flow Before Tax (Annual) | $0 |
Financing Summary
| Loan Amount | $0 |
| Monthly Principal & Interest | $0 |
| Total Cash Invested | $0 |
| Est. Property Tax Rate Used | — |
Reading these numbers — These are the same underwriting ratios appraisers and lenders use for commercial income property: cap rate, DSCR, loan constant, and break-even ratio. Positive leverage means your cap rate is higher than your loan constant — the debt is helping your return, not hurting it.