LR
Fix & Flip P.I.E. Calculator
Purchase · Interest · Expenses · Resale Projection
PROJECTED 5-MONTH TURN · Non-Dutch Interest · FLORIDA
State
Property Address
ⓘ FL: Doc stamps $0.70/$100 on deed, $0.35/$100 on note + 0.2% intangible tax on mortgage
Interest Type:
Non-Dutch Interest: You only pay interest on money that's actually been disbursed. Your initial payment is based on just the purchase loan — then it gradually increases as you draw rehab funds. This saves you money during the early months of the project when you haven't spent the full rehab budget yet. Most investors prefer this when available.
Net Profit (Non-Dutch Interest)
$43,284
ROI 42.6%
Partner (0%) $0
Interest Saved vs Dutch $813
Deal Structure
Tight 71%
Purchase Price
Rehab Budgetⓘ
ARV / Expected Sale Price
Est. Hold Period
LTPP %ⓘ
Points
APR
Closing Date & Prepaid Interest
Expected Closing Dayⓘ
Prepaid Interest Daysⓘ
Closing on the 20th → 10 days prepaid interest at $117/day = $1,172
Insurance (Prepaid at Closing)
Annual Premium
Prepaid Term
Prepaid at closing: $5,700/yr ÷ 12 × 6 mo = $2,850
Property Tax & Rehab
Annual Property Tax Cost
Extra Costs (Non-Financed)ⓘ
Resale Assumptions
Seller Broker %ⓘ
Buyer Broker %ⓘ
Seller Contributions
Partner Split %ⓘ
Purchase Side
Initial Loan at Closing (LTPP) (85%)$438,600
+ Rehab Budget (funded via draws)$40,000
= Total Loan (full payoff at sale)$478,600
Down Payment (15%)$77,400
Loan Qualification Check
Most fix-and-flip lenders cap your total loan (purchase loan + rehab draws) at 70–75% of the ARV. If your total loan exceeds this, you'll need to bring more cash to close or restructure the deal.
$478,60071.4% of ARV
65%70%75%
65% of ARV$435,500
70% of ARV$469,000
75% of ARV$502,500
⚡ Approaching 75% ARV limit
You're at 71.4% of ARV — within range but getting tight. Some lenders cap at 70%. You have $23,900 of room before hitting the 75% ceiling.
Closing Costs & Fees
Origination Points (2.75%)$12,062
Service / Admin Fee$1,499
Closing Agent Fee★ⓘ$650
Survey & Elevation Cert★ⓘ$400
Lien Search★ⓘ$300
Title Search & Recording★ⓘ$375
Title Insurance★ⓘ$2,189
Doc Stamps on Note$1,675
Intangible Tax$957
Prepaid Interest (10 days)$1,172
Insurance Prepaid (6 mo)$2,850
Cash to Close$101,529
Non-Dutch Interest — Monthly Payment Schedule
Non-Dutch: interest only on drawn balance — saves you $813 vs Dutch
| Month | Balance | Monthly Pmt | Cumulative Int. |
|---|---|---|---|
| Month 1 | $438,600 | $3,564 | $3,564 |
| Month 2 | $448,600 | $3,645 | $7,209 |
| Month 3 | $458,600 | $3,726 | $10,935 |
| Month 4 | $468,600 | $3,807 | $14,742 |
| Month 5 | $478,600 | $3,889 | $18,631 |
Total Interest Over Hold Period$18,631
Sale Side (Florida)
Contract Sale Price$670,000
Total Loan Payoff (Initial + Rehab)($478,600)
Closing Agent Fee★ⓘ($795)
Buyer Broker (3%)($20,100)
Tech Fee($375)
Transfer Fee (Doc Stamps)($4,690)
Prorated Property Tax (5 mo)($1,997)
Net Proceeds from Sale$163,443
Your Total Investment
This is the total cash you put into this deal — everything that comes out of your pocket from purchase through sale. Your profit is what's left after subtracting this from sale proceeds.
Cash to Close$101,529
+ Total Interest Over Hold Period (Non-Dutch Interest)$18,631
= TOTAL CASH IN$120,160
Profit Breakdown
Net Proceeds from Sale$163,443
- TOTAL CASH IN($120,160)
= Net Profit$43,284
ROI42.6%
ARV Sensitivity Analysis
| ARV Sale | ROI | Net Profit | Bump | Partner |
|---|---|---|---|---|
| $670,000 | 42.6% | $43,284 | BASE | $0 |
| $686,750 | 58.5% | $59,414 | +2.5% | $0 |
| $703,500 | 74.4% | $75,544 | +5% | $0 |
| $720,250 | 90.3% | $91,674 | +7.5% | $0 |
| $737,000 | 106.2% | $107,805 | +10% | $0 |
| $753,750 | 122.1% | $123,935 | +12.5% | $0 |
This deal may work on paper — now make sure the financing does too.
These numbers only work if the financing fits the deal. I'll review your scenario, match you to the lenders most likely to make this deal pencil, and catch deal-killers before you apply.
Match with best-fit lenders
Catch deal-killers early
Clarity on real cash to close
Free review for active flip deals. No generic rate sheet.
Luke Roasst | NMLS# 2311093
★ est. = ★ est. = Shoppable fees — estimates only. You choose your own title company and insurance provider. The lender does not select these for you. Actual costs may vary.
This calculator provides estimates only. Actual costs vary by lender, title company, and local jurisdiction.
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