thebestoffer.ai — Creative Finance Deal Analyzer

Property & Contact (used by the offer email)

Property Address

Recipient Name

Recipient Email

Recipient Phone

Your Name

Your Email

Your Phone

Title Company

Earnest Money ($)

Look up: Zillow Redfin Google Maps County Records

Subject-To Calculator

Take over the seller's existing mortgage payments while keeping the loan in their name. Best when the existing financing is favorable (low rate, low payment).

The Property

After-Repair Value (ARV) ?ARV: Estimated market value after any repairs/upgrades.

Estimated Repairs ?Money needed to bring the property to ARV condition.

Existing Loan Balance ?What the seller still owes on the mortgage you're taking over.

Existing Interest Rate (%) ?The rate on the seller's current loan — usually the appeal of subject-to is a low rate.

Existing P&I Payment ?Principal & Interest portion of the seller's monthly mortgage payment.

Monthly Taxes & Insurance ?Property taxes + homeowners insurance per month (the T&I in PITI).

The Deal

Cash to Seller ?Upfront money you give the seller to take over their loan (often $1k–$10k).

Closing Costs ?Title, escrow, attorney, insurance setup, etc.

Monthly Rent (if holding) ?Market rent if you intend to hold this as a rental.

Vacancy & Maintenance (% of rent) ?Reserves for vacancy, repairs and capex. Typical 8–15%.

Property Mgmt (% of rent) ?Use 0 if you self-manage. Otherwise typical 8–10%.

Hold Period (years) ?How long you plan to hold before selling/refinancing.

Lease Option Calculator

Lease the property with the right (not obligation) to buy at a set price. Sandwich lease option = lease from seller, sub-lease to a tenant-buyer.

Master Lease (with Seller)

Purchase / Strike Price ?Locked-in price you can buy from seller during the option period.

Option Fee Paid to Seller ?Non-refundable fee you pay seller for the option to buy.

Monthly Rent to Seller ?Your monthly rent payment to the seller during the option term.

Rent Credit % to Strike ?% of monthly rent that reduces the strike price (often 0–25%).

Option Term (months) ?How long you have to exercise the option to buy.

Sub-Lease (to Tenant-Buyer)

Tenant-Buyer Strike Price ?Price your tenant-buyer locks in to buy from you.

Tenant-Buyer Option Fee ?Non-refundable upfront fee from tenant-buyer (often 3–5% of price).

Tenant-Buyer Monthly Rent ?Monthly rent collected from tenant-buyer (above-market is normal).

Maintenance Reserve / mo ?Even if TB handles minor repairs, set aside reserves.

Seller Financing Calculator

The seller acts as the bank — you make payments to them on terms you negotiate. Common when there is significant equity or the property is owned free-and-clear.

Terms

Purchase Price ?Total agreed price for the property.

Down Payment ?Cash you pay seller at closing. Often 0–20% in creative deals.

Interest Rate (%) ?Annual interest rate on the seller-financed note.

Amortization Term (years) ?Schedule used to calculate the payment (e.g., 30 yrs).

Balloon (years) ?When the remaining balance comes due. Use 0 if no balloon.

Closing Costs ?Title, recording, attorney, etc.

Income / Exit

Monthly Rent ?Market rent if holding.

Monthly Taxes & Insurance ?Property taxes + insurance per month.

Vacancy / Repairs (% of rent) ?Reserves for vacancy + maintenance.

Property Mgmt (% of rent) ?Use 0 if self-managed.

Projected Sale / Refi Value ?Estimated value at the end of the balloon period.

Wholesale Calculator

Lock up a property under contract, then assign or double-close to an end-buyer for a fee. Quick cash, no rehab, no holding.

Property & MAO

After-Repair Value (ARV) ?Comp-supported value after repairs.

Estimated Repairs ?Total rehab the end-buyer will need.

Buyer's Target Margin (%) ?Profit margin your cash buyer wants. Common: 70% rule = 30% margin.

Buyer's Holding/Closing Costs ?Buyer's holding, financing, and resale closing costs.

Your Deal

Your Contract Price ?What you're paying / agreeing with the seller.

Assignment / Resale Price ?What the end-buyer pays you (or pays at closing).

Marketing / EM & Costs ?Earnest money, marketing, dispo costs you eat.

Days to Close ?Days from contract to assignment cash in hand.

The downloaded contract is generated for convenience and is not legal advice. Have a real estate attorney licensed in the property's state review before signing.

Novation Calculator

Get the property under contract, list it on the MLS at retail, and "novate" the contract to a retail buyer at closing. You keep the spread between your contract price and the sale price, minus commissions and concessions. Best for cosmetic / lipstick deals — heavy rehab usually doesn't fit.

The Property

After-Repair Value (ARV) ?Comp-supported retail value.

Cosmetic Repairs ?Light updates only — paint, carpet, deep clean. Heavier rehab usually breaks novation.

Your Contract Price with Seller ?What you and the seller agree to. The seller walks away with this number at closing.

The Listing

Target Listing / Sale Price ?Price you'll list at on the MLS — usually slightly under ARV for a quick sale.

Total Commission (% of sale) ?Buyer + listing agent. Standard 5–6%; novation deals sometimes go higher to attract agents.

Seller Concessions to Buyer ?Closing-cost help offered to attract buyers. $2–5k typical.

Closing Costs (you pay) ?Title, attorney, escrow on the closing — these eat into your profit.

Marketing / Holding Costs ?Photos, staging, lockbox, utilities while listed.

Days to Close ?From contract to retail-buyer closing. Typically 45–75 days.

Rental Property Calculator

Buy & hold analysis with traditional financing. Evaluate cash flow, cash-on-cash return, cap rate, and 1% rule.

Acquisition

Purchase Price ?All-in price for the property.

Repairs / Updates ?Rehab needed to make rent-ready.

Closing Costs ?Lender + title + escrow fees.

Down Payment (%) ?Investor loans typically 20–25% down.

Loan Interest Rate (%) ?Annual rate on investor financing.

Loan Term (years) ?Amortization length, usually 30 yrs.

Monthly Operations

Gross Monthly Rent ?Total rent you expect to collect each month.

Property Taxes / mo ?Annual taxes ÷ 12.

Insurance / mo ?Annual landlord insurance ÷ 12.

Vacancy (% of rent) ?Reserve for unoccupied months. 5–10% typical.

Repairs / Capex (% of rent) ?Ongoing repairs + roof, HVAC, etc. 8–12% typical.

Property Management (% of rent) ?Use 0 if self-managed. Otherwise 8–10%.

Other monthly expenses ?HOA, utilities you pay, lawn care, etc.

Fix & Flip Calculator

Buy distressed, rehab, resell. Calculate Maximum Allowable Offer, total project cost, holding/financing costs, and net flip profit + ROI.

Property & Rehab

After-Repair Value (ARV) ?Comp-supported retail value once rehab is complete.

Purchase Price ?Acquisition price you pay for the property.

Rehab Budget ?All-in cost of repairs & updates (materials + labor + contingency).

Rehab Contingency (%) ?Buffer on top of rehab for surprises. 10–20% recommended.

Purchase Closing Costs ?Title, escrow, inspections, lender fees on the buy side.

Buyer's Margin Target (%) ?Profit margin used in the MAO formula. 70% rule = 30%.

Financing & Holding

Down Payment (%) ?% of purchase price you put down. Hard money often 10–20%.

Loan Interest Rate (%) ?Annual rate on hard money / private money loan.

Loan Points (%) ?Origination points charged upfront. Typical 1–3 points.

Hold Period (months) ?Months from purchase to sale (rehab + list + close).

Monthly Holding Costs ?Taxes, insurance, utilities, lawn, etc. while you own it.

Selling Costs (% of sale) ?Agent commissions + seller closing costs. Typical 7–9%.

Saved Deals (this browser)

Offer Tracker

Date	Property	Strategy	Offer	Recipient	Status

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Property & Contact (used by the offer email)

Subject-To Calculator

The Property

The Deal

Lease Option Calculator

Master Lease (with Seller)

Sub-Lease (to Tenant-Buyer)

Seller Financing Calculator

Terms

Income / Exit

Wholesale Calculator

Property & MAO

Your Deal

Novation Calculator

The Property

The Listing

Rental Property Calculator

Acquisition

Monthly Operations

Fix & Flip Calculator

Property & Rehab

Financing & Holding

Saved Deals (this browser)

Offer Tracker