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:Interest starts on initial loan only — grows as rehab draws are taken
Net Profit (Non-Dutch Interest)
$43,284
ROI 42.6%
Partner (50%) $21,642
Interest Saved vs Dutch $813
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
Deal Structure
Purchase Price
Rehab Budget (Constr. Holdback)
LTPP %ⓘ
Points
APR
Projected Hold Period
Holdback %ⓘ
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
Property Tax / Year
Out-of-Pocket Rehabⓘ
Sale Assumptions
ARV / Expected Sale Price
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-to-Cost (LTC)78.9%
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
TOTAL CASH IN$101,529
Max Total Loan to ARV
Total loan = initial loan + rehab. Must stay within these limits.
65% of ARV$435,500
70% of ARV$469,000
75% of ARV$502,500
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
Profit Breakdown
Net Proceeds from Sale$163,443
- TOTAL CASH IN($101,529)
- Total Interest Over Hold Period (Non-Dutch Interest)($18,631)
= Net Profit$43,284
ROI42.6%
Partner (50%)$21,642
ARV Sensitivity Analysis
| ARV Sale | ROI | Net Profit | Bump | Partner |
|---|---|---|---|---|
| $670,000 | 42.6% | $43,284 | BASE | $21,642 |
| $686,750 | 58.5% | $59,414 | +2.5% | $29,707 |
| $703,500 | 74.4% | $75,544 | +5% | $37,772 |
| $720,250 | 90.3% | $91,674 | +7.5% | $45,837 |
| $737,000 | 106.2% | $107,805 | +10% | $53,903 |
| $753,750 | 122.1% | $123,935 | +12.5% | $61,968 |
Want a quick gut-check on this deal?
★ 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.
Built by WIRMS · Fintech tools for real estate professionals · wirms.com