DealIQ
dealiq.app
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
Maryland County 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
Set Default — Save your lender's standard terms (rate, points, fees) so they pre-fill on every future visit.
5
Download PDF — Export a professional deal report. Choose Fix & Flip, BRRRR, DSCR Rental, or all three.
Step 1 — Enter Your Deal Info
Property Address
123 Main St, Baltimore MD…
A
County / Jurisdiction
Default County ▾
B
ARV — After Repair Value
F
Numbers in thousands: Type "150" to mean $150,000. The × 1,000 label next to the field confirms the format. Don't type full numbers — "150000" would mean $150,000,000.
A
Property Address — For PDF file naming only. Does not affect any calculation.
B
County — Sets the correct tax rates and title fees for that jurisdiction. Always set this first.
C
Purchase Price — The price on the contract. This is what 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 — Estimated value after all renovations are done. Based on comparable closed sales, not list prices or Zillow estimates.
Hard Money Loan
Enter your lender's terms. DealIQ determines your loan amount automatically.
4
Monthly Interest Only
$1,400
per month / interest only
5
Origination Fee
$2,800
paid once at closing
Lender Funds at Closing
$95,000
6
Construction Held in Draws
$40,000
1
Interest Rate — Annual rate. Hard money loans are interest-only — you pay interest monthly then repay the full balance when you sell.
2
Points — Upfront fee at closing, as a % of the loan. 2 points on $140K = $2,800 due at closing day.
3
Lender Fees — Any additional flat fees (underwriting, processing). Get the full list from your lender.
4
Monthly Interest — Auto-calculated. What you pay the lender each month you hold the property.
5
Origination Fee — Auto-calculated. The dollar amount of your points — paid once at closing.
6
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.
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.
1
Project Cost — Total invested: purchase + assignment fee + rehab.
2
Loan Amount — What the lender is funding based on the lesser-of calculation.
3
Cash to Close — The cash you need available on closing day. Your real out-of-pocket.
4
Net Profit — What you walk away with after all costs are paid.
5
ROI — Return on the total deal cost.
6
Est. All-In Cash — Cash to close plus a reno contingency buffer. Your realistic worst-case cash requirement.
Profit & ROI — By Hold Period
|
Hold
7
|
Lending |
Tax |
Util |
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 ≥ $30K / Red < $30K.
9
ROI — Return on total deal cost. Green ≥ 10%.
10
COC Return — Return on your personal cash only. Usually much higher than ROI since you borrowed most of the money. Green ≥ 10%.
11
Transfer & Recordation Taxes
State transfer tax$750
County transfer tax$1,875
Recordation tax$750
12
Title & Settlement
Settlement, title search, insurance—
Lien cert, deed prep, recording—
Wire & admin fees—
13
Insurance (Annual)
Builder's Risk—
General Liability—
11
Tax Costs — Auto-filled from your county and purchase price. Every field is editable if your actual closing differs.
12
Title & Settlement — All title company, search, and recording fees. Auto-filled and editable.
13
Insurance — Builder's Risk and General Liability, calculated from your deal numbers. Editable if you have a specific quote.
14
Selling Costs — Read Only
Seller transfer taxes (half rate)$1,406
Staging + Agent commissions (4%)$10,500
Concessions + settlement fees$925
Net Proceeds
$212,169
14
Selling Costs — Auto-calculated from your ARV. All read-only. Net Proceeds at the bottom is the cash you receive when you sell after paying all selling expenses.
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
1
LTV — What % of ARV the DSCR lender will loan. ARV auto-syncs from the Flip tab.
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
DSCR Ratio — Green ≥ 1.25x = lender approves. Orange 1.0–1.24x = marginal. Red < 1.0x = rent doesn't cover debt.
7
PITI — Monthly principal + interest + taxes + insurance. The total housing cost your rent must cover.
🏘️
DSCR Rental Tab
Standalone — no flip needed
Vacancy / Expenses
5% / 10%
Loan Amount$150,000
Total Loan Cost$10,940
Est. Cash to Close
$45,940
10
Est. Cash to Close
$45,940
8
Purchase Price — What you're paying. Used for your property tax estimate.
9
Appraised Value — What the lender will base the loan on. Usually close to or equal to purchase price.
10
Est. Cash to Close — Down payment + all loan closing costs. Real purchase cash needed on closing day.
11
DSCR Ratio — Same color coding as BRRRR: green ≥ 1.25x, orange 1.0–1.24x, red < 1.0x.
12
COC Return — Annual cash flow as a % of your total cash invested. Green ≥ 8%.
BRRRR vs. DSCR Rental: Use Refi BRRRR when you flipped the property first. Use DSCR Rental when buying any rental property directly — they are completely independent of each other.