SampleThree-bed Charlotte ranch: dated kitchen, original bath, a 2009 water heater. The flip works; the 70% screen is the tension. The inputs are fixed. Every figure is computed live by the same engine the app uses.
Verdict
1482 Elmwood Ave
Charlotte, NC · 3 bd · 2 ba · 1,840 sqft
Flip is the recommended strategy at this price.
- Flip clears the profit target but fails the 70% screen: the purchase is $9,497 over the max offer of $202,503.
- BRRRR recovers the capital, but the property loses $981 every month after the refinance.
What this means for you
- Flip is the strongest strategy at this price.
- A flip would make about $54,647 (22.0% ROI on cash) against a target of $32,900.
- As a rental with the default loan it loses $398 a month (DSCR 0.62, cash-on-cash -5.5%).
- A BRRRR refinance leaves $4,220 in the deal losing $981 a month after the new loan.
- BRRRR: no purchase price fixes it; rent would need to be about $3,777 a month.
Check before you offer
- For a flip, the purchase is $9,497 over the max allowable offer of $202,503.
- 1 major line in the scope (Replace 2009 water heater) is a planning allowance until inspected.
Confidence factors
- Photo coverage · 35%55
- Rehab range tightness · 25%80
- ARV source quality · 25%100
- Rent source quality · 15%50
Key numbers
Each strategy passes only when every line clears its target. Click any number to see how it was calculated.
FlipRecommended
Passes| Profit ≥ target | target ≥ $32,900 |
| Profit at rehab-high > 0 | target ≥ $0 |
| ROI on cash | |
| Project cost | |
| Max allowable offer | $9,497 over |
Works at $233,300 or less.
Buy & hold (financed)
Fails| Cash flow ≥ min/month | target ≥ $200 |
| Cash-on-cash ≥ min | target ≥ 8.0% |
| DSCR ≥ min | target ≥ 1.25 |
| NOI / year | |
| All-in cost | |
| Lender-style DSCR |
Works at $67,900 or less.
Buy & hold (cash)
Fails| Cap rate on all-in ≥ min | target ≥ 7.0% |
| NOI / year | |
| All-in cost |
Works at $81,700 or less.
BRRRR
Fails| Cash left ≤ max % of all-in | target ≤ 20.0% |
| Post-refi DSCR ≥ min | target ≥ 1.20 |
| Cash flow ≥ min/month | target ≥ $100 |
| Cash left in deal |
The post-refinance debt service does not depend on the purchase price; the rent has to rise. Rent needed: about $3,777/mo.
Wholesale
Fails| Spread ≥ fee target | target ≥ $10,000 |
| Max contract price |
Works at $192,500 or less.
What would change the call
Each row re-runs every strategy with one input stressed.
| Scenario | Recommendation | Strategies that change |
|---|---|---|
| Rehab +20% | Unchanged | — |
| ARV −5% | Unchanged | — |
| Rent −10% | Unchanged | — |
| Loan rate +1 pt | Unchanged | — |
| Hold +2 months | Unchanged | — |
Scope of work
Rehab at Flip · Mid $25,270 (range $22,238–$31,335) · budget $27,797 with 10.0% contingency
| Area | Range | Flip · Mid |
|---|---|---|
| Kitchen · 1 | $8,075 | |
| Refinish or replace dated cabinetsphoto · KitchenPlanning allowance | $8,075 | |
| Living room · 1 | $6,555 | |
| Replace high-visibility flooring with durable LVPphoto · Living roomPlanning allowance | $6,555 | |
| Exterior · 1 | $3,990 | |
| Repaint failing exterior siding and trimphoto · ExteriorPlanning allowance | $3,990 | |
| Interior · 1 | $3,610 | |
| Full interior paint refreshphoto · Living roomPlanning allowance | $3,610 | |
| Water heater · 1 | $1,995 | |
| Replace 2009 water heaterMAJORphoto · Water heaterPlanning allowance | $1,995 | |
| Primary bath · 1 | $1,045 | |
| Replace vanity, mirror, and fixturesphoto · BathroomPlanning allowance | $1,045 | |
| Total rehab | $25,270 |
Assumptions
Starting points until confirmed. Change them per deal in Underwriting or for every deal in Settings.
| Max offer, % of ARV Default | 70.0% |
| Rehab contingency Default | 10.0% |
| Buy closing, % of purchase Default | 2.0% |
| Sell costs, % of ARV Default | 8.0% |
| Flip hold Default | 6 months |
| Flip / BRRRR purchase financing Default | All cash (ROI is on the full outlay) |
| Rental rehab period Default | 3 months |
| Rental loan Default | 25.0% down · 7.0% · 30 yr |
| Vacancy Default | 8.0% |
| Maintenance / CapEx Default | 8.0% / 5.0% |
| Management, % of collected rent Default | 10.0% |
| BRRRR refi Default | 75.0% LTV · 2.0% costs · 7.0% · 30 yr |
| Wholesale fee target Default | $10,000 |
| Inputs ARV from comps | purchase $212,000 · ARV $329,000 · rent $1,900/mo |
Evidence
5 photos · 6 of 11 areas covered
Add photos of roof, bedroom, hvac, electrical panel, windows to raise confidence.
Exterior
Kitchen
Bathroom
Living room
Water heater
Estimates are for information only and are not financial, legal, or tax advice. Repair costs are planning figures from a cost book, not contractor bids. Verify every number with your contractor, lender, and advisors before making an offer.