A step-by-step framework for evaluating any property before you make an offer. Fill in the fields and let the math make the decision.
1
The Deal Snapshot
Property Info
Property Address
Asking Price
Days on Market
Bedrooms
Bathrooms
Sq Ft Above Grade
Basement
Foundation Type
Property Age
2
The ARV Estimator
Comps · Last 6 Months · Within 1 Mile
Address
Sold Price
Sq Ft
$/SqFt
Days Since Sale
COMP 1
COMP 2
COMP 3
Average of 3 Comps = Estimated After Repair Value
This is your ceiling. Everything is measured against this number.
Estimated ARV
3
Renovation Estimator
Above Grade · Select One Tier
Self-Managed
You manage subs directly. Most hands-on. Maximum savings.
$35/sqft
✓
Semi-Managed
You oversee with less intensity. Subcontractors with light supervision.
$40/sqft
General Contractor
GC manages everything. Maximum convenience. Higher cost.
$50/sqft
Sq Ft Above Grade
Rate ($/sqft)
Above Grade Estimate
Below Grade Additions — Check All That Apply
Partial Basement Finish
+$5,000
Egress Window (per bedroom)
+$5,000 ea
Below Grade Bathroom
+$5,000
Other / Miscellaneous
Below Grade Total
4
Health & Safety Items
Added On Top of Renovation Estimate
Roof Replacement
Foundation Repair
Electrical Panel / Wiring
Plumbing
HVAC / Furnace / AC
Termite / Pest Damage
Other
Total H&S Items
10–14% Contingency Buffer
Add 10–14% of your total renovation estimate for unforeseen costs. No renovation goes exactly as planned. Budget for the unknown before you make the offer.
Contingency % (enter 10–14)
Contingency Amount
5
The MAO Calculator
Maximum Allowable Offer
ARV × 90% − Renovation − H&S − Contingency = Maximum Allowable Offer
After Repair Value (ARV)
Average of your three comparable sales
×
90% — Your Equity Position
10% stays yours. Built-in equity before you unpack a box.
−
Above Grade Renovation
Sq Ft × your selected rate from Section 3
−
Below Grade Additions
Basement, egress windows, bathroom from Section 3
−
Health & Safety Items
Roof, foundation, electrical, plumbing, HVAC from Section 4
−
Contingency Buffer
For unforeseen costs. Always plan for the unknown.
=
Maximum Allowable Offer
The most you should ever pay. Not a penny more.
6
The Deal Verdict
Asking Price
$—
What the seller wants
Your MAO
$—
What the math supports
Day One Equity
$—
ARV minus your all-in cost
Gap
$0
✓
The Deal Works — Make Your Offer
Asking price is at or below your MAO. You are in a strong position. Make the offer at or below your MAO and move forward with confidence.
↔
Negotiate — The Gap May Be Closeable
Asking price is within 5 to 10% above your MAO. Make an offer at your MAO and let the negotiation begin. A motivated seller, price drops in the history, or extended days on market all give you leverage. A 3% difference is not uncommon to close at the table.
✗
Move On — The Math Said No
Asking price significantly exceeds your MAO and closing that gap would compromise your equity position. Trust the math. The right deal is still out there.