dealiq.app
Developed by Jay Fayz
Quick Start Guide
Analyze any deal in under 3 minutes.
Fix n Flip
Refi BRRRR
DSCR Rental
Hard Money Financing
Flip Profit & ROI
BRRRR Cash-Out Analysis
DSCR Rental Cash Flow
MD & VA Tax Rates
The Interface
How to navigate and enter your first deal.
1
Fix n Flip — Start here. Hard money purchase analysis, profit table, and all closing costs.
2
Refi BRRRR — Switch here after entering flip inputs to model a cash-out refinance and rental hold.
3
DSCR Rental — Fully independent. Use this when buying a rental property directly, without a flip first.
4
User Guide — Opens this guide in a new tab. Your calculator inputs stay exactly as they are.
5
Default Settings ⚙ — Save your lender's standard terms (rate, points, fees) so they pre-fill on every future visit. Inside the modal, Clear Defaults resets everything back to the app's built-in values.
6
Share Deal — Create a private link to this exact deal to send a partner, lender, or client. On desktop you get a copy-link box; on your phone it opens the native share sheet. The recipient opens the deal fully loaded — no account needed on their end. Requires a free account to create.
7
Generate Report — Export a professional PDF deal report. Choose Fix & Flip, BRRRR, DSCR Rental, or all three. Delivered to your account email. Requires a free account.
8
Account ⚙ — Create a free account with just your email and a 6-digit code — no password. Only Share Deal and Generate Report need it; the calculator itself is always open and free. Tap the gear to update your info or sign out.
Step 1 — Enter Your Deal Info
Property Address
123 Main St, Baltimore MD…
A
⚠ Must select county to populate results
County / Jurisdiction
Type to search counties…
B
Offer / Purchase Price
$150,000
C
ARV — After Repair Value
$225,000
F
A
Property Address — For PDF file naming only. Does not affect any calculation.
B
County / Jurisdiction — Must be selected to populate results. Searchable text field — type any part of the name (e.g. "balt", "mont", "nova"). Covers all 24 MD counties plus ★ Average State, VA – Northern, and VA – Other.
C
Offer / Purchase Price — The contract price. This is the amount that goes on the deed.
D
Assignment Fee — Wholesaler's fee paid at closing. Leave at $0 if buying direct from seller.
E
Rehab Budget — Total renovation cost. Get a written contractor estimate before entering this number.
F
ARV — After Repair Value — Estimated value after all renovations are done. Based on comparable closed sales, not list prices or Zillow.
Hard Money Loan
Enter your lender's terms. DealIQ determines your loan amount automatically.
Lender Funds at Closing
$117,500
5
Construction Held in Draws
$40,000
6
1
Cash Purchase — Toggle on if you're buying without a loan. Zeroes out all lending fields and adjusts closing costs accordingly.
2
Interest Rate (% / yr) — Annual rate. Hard money loans are interest-only — you pay interest monthly, then repay the full balance when you sell. Dollar amount shown inline.
3
Origination Points (%) — Upfront fee at closing as a % of the loan. 2 points on $140K = $2,800 due on closing day. Dollar amount shown inline.
4
Lender Fees ($) — Any additional flat fees (underwriting, processing). Get the full list from your lender.
5
Lender Funds at Closing — Lenders hold back the rehab budget in draws, released as work is inspected. Only the loan amount minus rehab budget is wired to you at closing.
6
Construction Held in Draws — Editable. Defaults to your full rehab budget but can be lowered if your client wants to cover part of the rehab out of pocket to reduce the loan size and interest cost. Only affects the draw holdback — profit and ROI still use the full rehab budget.
7
70% of ARV ✓ lesser
LOAN-TO-VALUE
$157,500
Click box to lock this amount
8
85% of LTC
LOAN-TO-COST
$161,500
Click box to lock this amount
9
Loan Amount
$157,500
✓ Using lesser of the two options above
70.0% of ARV · 83.0% of LTC
7
Box 1 — 70% of ARV. The lender caps the loan at 70% of the property's after-repair value. Green = this is the lower of the two. Click this box to force-select it.
8
Box 2 — 85% of LTC. Caps the loan at 85% of your total project cost (purchase + assignment fee + rehab). Click to force-select.
9
Loan Amount — Automatically uses the lesser of Box 1 and Box 2 — which is how every hard money lender works. You can also type directly here to set a manual amount.
10
Custom LTV / LTC % — If your lender uses a different percentage than 70% or 85%, type it here to override. The loan boxes instantly recalculate. Leave blank to use the standard limits.
Why the lesser of two? Lenders protect themselves with two limits. The loan can't exceed 70% of what it will be worth after renovation, AND can't exceed 85% of your total investment. DealIQ picks whichever is lower and highlights it green.
Your Results
Summary bar, profit table, and closing cost sections explained.
2
Lender's Funds at Closing
$117K
1
Project Cost — Total invested: purchase + assignment fee + rehab.
2
Lender's Funds at Closing — The lender holds back the rehab budget in draws. This is how much they wire to the title company on closing day (loan amount minus rehab).
3
Cash to Close — The cash you need available on closing day. Your real out-of-pocket.
4
Min. Liquidity — Cash to close plus a front-loaded rehab buffer. Your realistic worst-case cash requirement.
5
Net Profit (5 mo) — What you walk away with after all costs at the default 5-month hold. See the table below for other hold periods.
Cash Needed to Close
6
Out-of-Pocket Purchase
Purchase Price + Assign. Fee − Lender Funds$33K
Taxes EST.$5,044
Title EST.$2,800
Insurance EST.$925
Lending Cost (Fees + Points)$4,200
Total Cash to Close Est.$45,969
6
Out-of-Pocket Purchase — Purchase Price + Assignment Fee minus what the lender wires at closing. This is how much of the purchase price you cover. Add the closing cost lines below it and you get the total cash you need on closing day.
Profit & ROI — By Hold Period
|
Hold
7
|
Lending Cost |
Prop. Tax |
Util + Other |
Total Cost |
Net Profit
8
|
ROI
9
|
COC
10
|
| 3 mo | $9.6K | $359 | $750 | $201K | $31.2K | 15.5% | 71.8% |
| 4 mo | $11.2K | $479 | $1K | $203K | $29.4K | 9.2% | 9.2% |
| 5 mo | $12.8K | $599 | $1.25K | $205K | $27.6K | 8.4% | 8.4% |
| 6 mo | $14.4K | $718 | $1.5K | $207K | $25.8K | 7.8% | 7.8% |
| 7 mo | $16K | $838 | $1.75K | $209K | $24K | 7.3% | 7.3% |
7
Hold Period — Click the pill to change to 1–24 months. Instantly see how longer holds shrink your profit.
8
Net Profit — Green ≥ $25K / Red < $25K.
9
ROI — Return on total deal cost. Green ≥ 7.5%.
10
COC Return — Return on your personal cash only. Usually much higher than ROI since you borrowed most of the money. Green ≥ 45%.
11
State transfer tax$750
County transfer tax$1,875
Recordation Tax (Deed)$750
Recordation Tax (Mortgage)$469
13
Prepaid Property Tax
Lender escrow req. — recouped at sale
14
Insurance EST.
Builder's Risk / Course of Construction—
General Liability Insurance—
15
Title EST.
Settlement / escrow fee—
Title search, owner's & lender's title ins.—
Lien cert, recording fees, misc—
16
Lending Cost
Lender Fees—
Origination Points—
11
Taxes EST. — Transfer and recordation taxes, auto-filled from your county and purchase price. Every field is editable if your actual closing differs.
12
Seller Pays 50% Toggle — Flip this when the seller agrees to split transfer taxes. All four buy-side tax fields instantly halve. Label reads "Buyer pays full" (off) or "Buyer pays half" (on).
13
Prepaid Property Tax — Lender requires prepaid escrow at closing. Set the number of months (default 12; 6 in cash mode). Editable dollar field on the right. Refunded via proration when you sell. This amount is included in the Taxes EST. line of the Cash Needed to Close summary.
14
Insurance EST. — Builder's Risk and General Liability, calculated from your deal numbers. Editable if you have a specific quote.
15
Title EST. — All title company, search, insurance, and recording fees. Auto-filled and editable.
16
Lending Cost — Prepaid interest (15-day estimate), lender fees, and origination points. Greyed out in Cash Purchase mode.
17
Selling Costs — Read Only
Seller transfer taxes (half rate)$1,406
Agent Commission — 4% / $12,400$12,400
Seller Concessions — 1% / $3,100$3,100
Staging + settlement fees$2,700
Net Proceeds
$212,169
17
Selling Costs — Auto-calculated from your sell price. Commission and Concessions each have dual inputs — type a % and the dollar amount auto-computes, or type the dollar directly. Net Proceeds at the bottom is what you pocket after all selling costs.
Refi BRRRR & DSCR Rental Tabs
Two additional calculators — switch tabs after entering your flip inputs, or use DSCR Rental independently.
🔄
Refi BRRRR Tab
Buy → Rehab → Rent → Refinance → Repeat
Vacancy / Expenses
5% / 10%
4
DSCR Loan Amount$168,750
Total Refi Cost$12,400
Cash Out at Refi
$156,350
5
Monthly Cash Flow
P&I (30yr)−$905
Property Tax (monthly)
6
$167
Maint + CapEx + Vacancy$0
Gross Rent$2,000
Monthly Cash Flow+$214
1
LTV — What % of the appraised value the DSCR lender will loan. Appraised Value auto-syncs from the Flip tab ARV — type your own number to override the whole refi analysis, clear the field to re-sync.
2
Rate — The DSCR loan rate. This is a 30-year amortizing mortgage, not interest-only.
3
Monthly Rent — Expected gross rent after renovation and leasing.
4
Vacancy / Expenses — Vacancy %, maintenance, CapEx, and management as % of rent.
5
Cash Out at Refi — Cash you get back from the refinance. The more you get back, the less capital is permanently in the deal.
6
Editable Expense Fields — Property Tax, Insurance, Maint+CapEx+Vac, and Management show in red — click any one to override the computed default with your own dollar amount. Changing the % inputs above clears the override.
7
DSCR Ratio — Green ≥ 1.25x = lender approves. Orange 1.0–1.24x = marginal. Red < 1.0x = rent doesn't cover debt.
8
PITI — Monthly principal + interest + taxes + insurance. The total housing cost your rent must cover.
🏘️
DSCR Rental Tab
Standalone — no flip needed
Property Address
123 Main St — For PDF Title
County / Jurisdiction
Type to search counties…
Purchase Price
$280,000
9
ARV — Appraised Value
$310,000
10
Loan Amount$232,500
Total Loan Cost$12,850
Est. Cash to Close
$90,350
11
Monthly Cash Flow
P&I (30yr)−$1,255
Property Tax (monthly)$233
Maint + CapEx + Vacancy$330
Gross Rent$2,200
Monthly Cash Flow+$77
Est. Cash to Close
$90,350
9
Purchase Price — What you're paying for the rental. Used for property tax estimates.
10
ARV — Appraised Value — What the lender bases the loan on. Loan = ARV × LTV.
11
Est. Cash to Close — Down payment + all loan closing costs (points, fees, appraisal, title, taxes). Real cash needed on closing day.
12
DSCR Ratio — Rent ÷ PITI. Green ≥ 1.25x = lender approves. Orange 1.0–1.24x = marginal. Red < 1.0x = doesn't qualify.
13
COC Return — Annual cash flow ÷ cash invested. Green ≥ 8%. Same editable expense fields as BRRRR — click any value in red to override it.
BRRRR vs. DSCR Rental: Use Refi BRRRR when you flipped the property first — it shares your flip inputs automatically. Use DSCR Rental when buying any rental property directly — it is completely independent.
