DealIQ
dealiq.app
Quick Start Guide
Underwrite a fix & flip, a BRRRR refinance, or a standalone DSCR rental —
with county-accurate closing costs across Maryland, Virginia and a national average.
Jay Fayz
Mid Atlantic — Managing Director · Mount Wilson Capital
240-883-6068 · jfayz@mountwilsoncapital.com
Fix & Flip
Refi BRRRR
DSCR Rental
26 counties & jurisdictions
Live hard money math
Editable closing costs
Profit by hold period
Cash purchase mode
Three theme levels
Shareable deal links
PDF reports
The Interface
Everything you type lives in the panel on the left. Everything the calculator
works out appears on the right, and it updates as you type — there is no calculate button.
The header
DealIQ
LET'S FUND YOUR NEXT DEAL1
Fix & Flip
Refi BRRRR
DSCR Rental
2
Need funding for your next deal?·
Jay Fayz·
240-883-6068·
Submit a Deal →
1
The logo is your reset button. Clicking it reloads the page and clears every
input. Nothing you type is saved between sessions unless you save it as a default.
2
Three tabs. Fix & Flip and Refi BRRRR share the
same deal — enter the property once and both are underwritten. DSCR Rental is
completely independent with its own inputs and its own report.
3
Theme switch — light, two-tone, dark. Two-tone is the default: dark input
panel, light results. Your choice is remembered on this browser and is still there next
time you visit.
4
The gear saves your defaults. Set up a deal the way you normally work —
your county, your lender's rate and points, your usual rehab expenses, commission and
staging — then click the gear and confirm. Every new session starts with those numbers
already filled in instead of a blank form. It saves the stable inputs, not the deal-specific
ones: the address is never stored, and county-driven closing costs recalculate fresh each
time. Saved on this browser only, so it is per device, not per account.
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The person icon is your account, and it unlocks exactly two things:
Generate Report and Share Deal. Nothing else is ever gated
— the whole calculator works signed out, forever, with no limits. There is no password:
enter your name, email and phone once, type the 6-digit code emailed to you, and you are in.
Reports go to that verified address. Use the same icon later to update your details, change
the email reports go to, or sign out.
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Share Deal creates a link that reproduces the deal exactly — every input,
override and toggle. Links last 90 days. Anyone with the link can open it; they do not
need an account.
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Generate Report emails you a PDF of any combination of the three tabs.
Tick Fix & Flip, Refi BRRRR, DSCR Rental, or all three.
Property & deal inputs
Property
Property Address
123 Main St — For PDF Title
⚠ Must select County & ARV to populate results
County / Jurisdiction
Search or select county...
After Repair Value$525,000
Monthly Holding
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Property Address is used only as the title of your PDF report. It has
no effect on any calculation.
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County drives everything. Transfer tax, recordation tax, title fees and
the property tax rate all come from it. There is no default — type to search, or pick
from the list. The red notice disappears once you have both a county and an ARV.
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Purchase Price and Assignment Fee. If you are buying from a wholesaler,
put their fee in the second box. It counts toward your loan-to-cost and your cash to
close, exactly as if it were part of the price.
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Property Tax fills itself in from the county rate and your ARV. Type
over it if you know the real figure. Utilities and Other are per month and are charged
for every month you hold.
Nothing appears until both are in. The Fix & Flip tab
stays blank until you have picked a county and entered an After Repair Value.
That is deliberate — a half-entered deal would show numbers that look real but are not.
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The Bridge Loan
Hard money lenders size a loan two ways and lend on whichever is smaller.
DealIQ prices both and picks for you — but every part of it is yours to override.
Bridge Loan
Cash Purchase
No loan — zeroes all lending
1
LTV — Loan to Value
70of ARV
$367,500
✓ Selected
LTC — Loan to Cost
85of Cost
$302,600
Click to select
2
3
Loan Amount
$302,600
✓ Lesser of the two
4
Lender Funds at Closing$207,600
Construction Held in Draws
$95,000
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1
Cash Purchase switches off the loan entirely. Rate, points, lender fees
and deed-of-trust recording all grey out and go to zero, and Minimum Liquidity becomes
your cash to close plus the whole rehab budget — with no lender, you fund every
dollar of the construction yourself.
2
LTV — Loan to Value. A percentage of the After Repair Value. Default 70%.
3
LTC — Loan to Cost. A percentage of purchase price + assignment fee +
rehab. Default 85%. Both percentages are editable — type your lender's
real numbers in. Editing a percentage only re-prices that box; it does not change which
box is driving the loan.
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By default you get the lesser of the two, which is how hard money is
actually sized. Click either box to force it instead, or type straight into Loan Amount
for a figure of your own. Type a custom amount and the line underneath shows what it
works out to as a percent of ARV and of cost, side by side.
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Lender Funds at Closing is what actually gets wired on settlement day —
the loan amount minus the construction holdback. This is the number that matters for
your cash to close, not the headline loan amount.
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Construction Held in Draws defaults to the full rehab budget, because
that is how lenders usually structure it. Lower it if your lender releases some of the
rehab up front.
Worked example. On a $250,000 purchase with a $10,000
assignment fee and $95,000 of rehab, 70% of a $525,000 ARV is $367,500 and 85% of cost is
$302,600. The lender lends the smaller of the two — $302,600 — holds back the $95,000 of
rehab, and wires $207,600 at the table.
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Your Results
The top strip is the verdict on the deal. The table below it shows how that
verdict changes the longer you hold the property.
The verdict strip
Net Profit · Middle Hold
$61,240
ROI 13.1%COC 48.7%
1
Funds at Closing
$207,600
Lender wires at close
2
Cash to Close
$125,780
Investor to table
3
Min. Liquidity
$155,780
Cash to close + front rehab
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1
Net Profit at the middle hold. It tracks row 3 of the table below, so
change that row's month and this follows. Green above $25,000, red below. The two tags are
ROI (green at 7.5%+) and cash-on-cash return (green at 45%+).
2
Funds at Closing — what the lender wires, after the construction holdback.
3
Cash to Close — what you bring to the table on settlement day. Purchase
plus assignment fee, plus every buy-side cost, less what the lender wires, plus the
prepaid tax escrow.
4
Minimum Liquidity — cash to close plus what you have to front on the rehab
before the first draw reimburses you. Normally a third of the budget capped at $30,000;
on a cash purchase it is the entire rehab budget.
Profit & ROI by hold period
Profit & ROI — By Hold PeriodClick a month pill to change the hold
| Hold | Lending Cost | Prop. Tax | Utilities + Other |
Total Cost | Net Profit | ROI | COC |
|---|
| 3 ▾ mo | $8,112 | $1,446 | $750 |
$414,932 | $69,832 | 16.8% | 55.5% |
| 4 ▾ mo | $10,816 | $1,928 | $1,000 |
$418,368 | $66,396 | 15.9% | 52.8% |
| 5 ▾ mo | $13,520 | $2,410 | $1,250 |
$421,804 | $62,960 | 14.9% | 50.1% |
| 6 ▾ mo | $16,224 | $2,892 | $1,500 |
$425,240 | $59,524 | 14.0% | 47.3% |
| 7 ▾ mo | $18,928 | $3,374 | $1,750 |
$428,676 | $56,088 | 13.1% | 44.6% |
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Every month is a dropdown. Click any pill and pick 1–24 months. The rows
default to 3, 4, 5, 6 and 7 months, but you can set any five you like — useful when your
lender's term or your contractor's schedule does not fit the default spread.
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Net Profit is your sale proceeds less every cost: the project, the interest
for those months, property tax, utilities and all closing costs on both sides.
Green at $25,000 or more.
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ROI is profit over total cost. COC is profit over the cash you actually put in.
COC is always the larger number, because the lender is funding most of the deal —
it is the truer measure of what the deal returns on your own money.
Read the table, not just the strip. The interest column is the
only cost that grows quickly with time. If the deal only works at three months, it does not
really work — rehabs slip.
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Closing Costs
Every buy-side figure is calculated from your county's real rates — and every
one of them is yours to override when your title company quotes something different.
Buy-side — totals left, breakdown right
Summary — totals are editable
Out of Pocket PurchasePP + assign. fee − lender funds
$52,400
Total Lending CostLender fees + origination points
$6,658
Total Transfer & Rec. TaxesBuyer pays full
$8,190
Total Title Cost$4,215
Total Insurance$2,247
Prorated / Prepaid TaxLender escrow — recouped at sale
12 $5,784
Est. Cash to Close$125,780
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Transfer & Recordation Taxes $8,190
State transfer tax$1,300
County transfer tax$3,250
Recordation Tax (Deed)$1,700
Recordation Tax (Mortgage)$1,940
Title & Settlement $4,215
Settlement / escrow fee$1,200
Title search & exam$450
Lender's title insurance$908
Owner's title insurance$792
Recording fees, misc.$865
Insurance $2,247
Builder's Risk / Course of Construction$1,952
General Liability Insurance$295
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1
The totals are the editable side. If your title company quotes one number
for the whole title bill, type it straight into Total Title Cost. You do not have to
reverse-engineer it into line items.
2
The transfer tax toggle. By default the buyer pays the full transfer and
recordation tax. Flip it to Seller pays 50% and all four buy-side tax lines
halve — the standard split when it is negotiated.
3
Prorated / Prepaid Tax is the escrow your lender collects up front — set
the number of months and the amount fills in, or type the amount directly. It is cash you
need at the table but not a true expense: you get it back at sale through proration, so it
is not subtracted from your profit.
4
The breakdown shows the work. These come from your county's published
rates and are read-only — they exist so you can see what each total is built from. Override
a total on the left and that group's line items blank out, because they no longer add up
to what you typed.
Sell-side
Commissions, Settlement & Misc.
Agent commission$21,000
Seller concessions$0
Settlement / escrow fee$1,200
Staging$1,500
Miscellaneous fees$650
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Commission and concessions work both ways. Set the percentage in the
left panel or type the dollar amount here — whichever you change, the other follows.
Both are a percentage of your ARV exit price.
Staging is a sell-side cost. It is not part of your project
cost or your loan-to-cost, so it does not affect what you can borrow — but it does come
out of your net proceeds at sale.
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Refi BRRRR & DSCR Rental
Two more ways to look at a property: refinance the flip you just underwrote,
or price a rental from scratch.
Refi BRRRR — keeps the flip's deal
Refi Cost Summary30-yr amortisation
Loan Amount (ARV × LTV)$393,750
Points Cost$5,906
Lender Fees$2,000
Appraisal$700
Prepaid / Escrow$6,142
Cash Out at Refi$73,402
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Monthly Cash FlowType a $ amount to override a %
Principal & Interest (30yr)$2,489
Property Tax (monthly)$482
Insurance (monthly)$367
Maint + CapEx + Vacancy$375
Management$150
Gross Rent$3,950
Monthly Cash Flow+$612
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1
DSCR is the number lenders underwrite to. It is rent divided by PITI.
Green at 1.25 and above, amber between 1.00 and 1.25, red below 1.00 — under 1.00 the rent
does not cover the debt and most DSCR lenders will decline the loan.
2
PITI is Principal, Interest, Taxes and Insurance — the four things that
make up a mortgage payment, added into one monthly number. Here that is the $2,489 principal
and interest, plus $482 of monthly property tax, plus $367 of insurance, giving $3,338.
PITI deliberately leaves out management, CapEx, maintenance and vacancy —
those sit in Other Monthly Exp beside it. That split is not cosmetic: DSCR lenders
qualify the loan on PITI alone, so the ratio ignores your operating costs even though your
cash flow does not. A deal can pass DSCR comfortably and still cash-flow badly, which is
exactly why both boxes are on the scorecard.
3
Cash Out at Refi is what you walk away with after the refinance pays off
the bridge loan and all the refi costs. This is the "R" in BRRRR — how much of your
original cash you get back out.
4
Percentages in the panel, dollars here — last one wins. Set management,
CapEx, maintenance and vacancy as percentages of rent on the left, or type an exact dollar
amount in these boxes. Typing a dollar figure overrides the percentage; changing the
percentage clears the override.
How much of your money stays in the deal
COC Return — By Hold PeriodClick a month pill to change the hold
| Hold Period | Total Into Deal | Cash Out at Refi |
Net Cash Left In | Ann. COC Return |
|---|
| 3 ▾ mo | $135,338 | $73,402 |
$61,936 | 11.9% |
| 4 ▾ mo | $138,042 | $73,402 |
$64,640 | 11.4% |
| 5 ▾ mo | $140,746 | $73,402 |
$67,344 | 10.9% |
| 6 ▾ mo | $143,450 | $73,402 |
$70,048 | 10.5% |
| 7 ▾ mo | $146,154 | $73,402 |
$72,752 | 10.1% |
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Total Into Deal is everything you have put in by the time you refinance —
your cash to close, the rehab you funded, and the bridge loan interest and holding costs for
those months. It grows every month you hold, which is why each row is bigger than the last.
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Net Cash Left In is the number this table exists for. It is what you put in
less what the refinance gave back — the money still trapped in the property once the dust
settles. Green means zero or below: you pulled every dollar back out and the
rental is running on the bank's money. Red means that much of your cash is still in, and it
is not available for the next deal. Hold three months longer and the same refinance leaves
more behind, because the extra interest came out of your pocket, not the lender's.
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Annualised COC Return is a year of cash flow divided by the cash left in.
Green at 8% and up. Because the denominator is only the money still trapped in the deal, the
less you leave in, the higher this climbs — and if you get everything back out, the return
stops being meaningful as a percentage. That is the BRRRR ideal: an income stream with
almost none of your own capital under it.
The BRRRR tab shares the flip's deal. Purchase price, rehab
and county all carry over — you only add the rent and the refi terms. The appraised value
follows your flip ARV automatically; type over it if the refi appraisal comes in different,
and clear the box to snap it back.
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DSCR Rental
A standalone rental calculator for a property you are buying to hold — no flip
in front of it, no bridge loan, no rehab.
DSCR Rental — completely separate
Property Purchase
Property Address123 Main St
County / JurisdictionSearch or select county...
1
DSCR Loan
Rental Expenses
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This tab shares nothing with the other two. Its own address, its own
county, its own numbers — and its own PDF. Use it for a turnkey rental you are buying
outright, with no flip in front of it.
2
It needs a county, a value and a rent before the scorecard fills in.
The layout, the cash-flow overrides and the hold-period table all work exactly as they
do on the BRRRR tab.
Reports are per tab. Generate Report lets you tick any
combination of the three. Fix & Flip and Refi BRRRR come out as one document — BRRRR
is a section inside the flip report, so it needs the flip ticked too. DSCR Rental is
always its own separate file.
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