thebestoffer.ai — Creative Finance Deal Analyzer

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Property & Contact (used by the offer email)

Property Address

Seller Name

Click Get Contact Info to pull the seller's phone + email from public records (1 credit).

Seller Email

Seller Phone

Pro · uses your connected Twilio

Your Name

Your Email

Your Phone

Title Company

Earnest Money ($)

Comparable Sales & ARV

Rules for Comparable Sales:

Sold within the last 12 months
Within 1 mile of the subject (closer is better)
Within ±200 sqft of the subject
Same property type (townhouse to townhouse, condo to condo, etc.)

These rules are pre-set as defaults below. Adjust only if you know what you're doing.

Property Type *

Subject Sq Ft *

Bedrooms

Bathrooms

Radius (mi)

Sold in Last (Days)

* = strongly recommended per our comp rules. Sq Ft filter enforces the ±200 range client-side.

Enter a property address above, then click Pull Comps to see recent nearby sales and get a suggested ARV.

ARV, repairs, rent and purchase price carry over between tabs — enter them once.

Subject-To Calculator

Take over the seller's existing mortgage payments while keeping the loan in their name. Best when the existing financing is favorable (low rate, low payment).

The Property

After-Repair Value (ARV) ?ARV: Estimated market value after any repairs/upgrades.

Estimated Repairs ?Money needed to bring the property to ARV condition.

Existing Loan Balance ?What the seller still owes on the mortgage you're taking over.

Existing Interest Rate (%) ?The rate on the seller's current loan — usually the appeal of subject-to is a low rate.

Existing P&I Payment ?Principal & Interest portion of the seller's monthly mortgage payment.

Monthly Taxes & Insurance ?Property taxes + homeowners insurance per month (the T&I in PITI).

The Deal

Cash to Seller ?Upfront money you give the seller to take over their loan (often $1k–$10k).

Closing Costs ?Title, escrow, attorney, insurance setup, etc.

Monthly Rent (if holding) ?Market rent if you intend to hold this as a rental.

Vacancy & Maintenance (% of rent) ?Reserves for vacancy, repairs and capex. Typical 8–15%.

Property Mgmt (% of rent) ?Use 0 if you self-manage. Otherwise typical 8–10%.

Hold Period (years) ?How long you plan to hold before selling/refinancing.

⚠ ATTORNEY REVIEW STRONGLY RECOMMENDED. Subject-To is the highest-risk strategy. The package includes: Purchase Agreement with Subject-To Addendum, Authorization to Release Information, Limited Power of Attorney (notarization required), and Due-On-Sale Clause Disclosure. Taking title to a property while the existing mortgage remains in seller's name can trigger the lender's due-on-sale clause and accelerate the loan. Specific disclosure requirements exist in TX, OK, AR, and other states. Have a real estate attorney licensed in the property's state review before signing — especially the Due-On-Sale Disclosure. By downloading, you acknowledge thebestoffer.ai is not acting as your attorney and makes no warranty as to the sufficiency of these templates for your transaction.

Lease Option Calculator

Lease the property with the right (not obligation) to buy at a set price. Sandwich lease option = lease from seller, sub-lease to a tenant-buyer.

Master Lease (with Seller)

Purchase / Strike Price ?Locked-in price you can buy from seller during the option period.

Option Fee Paid to Seller ?Non-refundable fee you pay seller for the option to buy.

Monthly Rent to Seller ?Your monthly rent payment to the seller during the option term.

Rent Credit % to Strike ?% of monthly rent that reduces the strike price (often 0–25%).

Option Term (months) ?How long you have to exercise the option to buy.

Sub-Lease (to Tenant-Buyer)

Tenant-Buyer Strike Price ?Price your tenant-buyer locks in to buy from you.

Tenant-Buyer Option Fee ?Non-refundable upfront fee from tenant-buyer (often 3–5% of price).

Tenant-Buyer Monthly Rent ?Monthly rent collected from tenant-buyer (above-market is normal).

Maintenance Reserve / mo ?Even if TB handles minor repairs, set aside reserves.

⚠ Template, not legal advice. Each package contains three documents: Residential Lease + Option to Purchase + Memorandum of Option (recordable at the county clerk). Lease Option deals involve complex landlord-tenant, option-contract, and recording rules that vary significantly by state. Have a licensed real estate attorney in the property's state review before signing. For sandwich lease deals, you'll typically download BOTH packages. By downloading, you acknowledge that thebestoffer.ai is not acting as your attorney and makes no warranty as to its sufficiency.

Seller Financing Calculator

The seller acts as the bank — you make payments to them on terms you negotiate. Common when there is significant equity or the property is owned free-and-clear.

Terms

Purchase Price ?Total agreed price for the property.

Down Payment ?Cash you pay seller at closing. Often 0–20% in creative deals.

Interest Rate (%) ?Annual interest rate on the seller-financed note.

Amortization Term (years) ?Schedule used to calculate the payment (e.g., 30 yrs).

Balloon (years) ?When the remaining balance comes due. Use 0 if no balloon.

Closing Costs ?Title, recording, attorney, etc.

Income / Exit

Monthly Rent ?Market rent if holding.

Monthly Taxes & Insurance ?Property taxes + insurance per month.

Vacancy / Repairs (% of rent) ?Reserves for vacancy + maintenance.

Property Mgmt (% of rent) ?Use 0 if self-managed.

Projected Sale / Refi Value ?Estimated value at the end of the balloon period.

⚠ ATTORNEY REVIEW STRONGLY RECOMMENDED. Seller Financing is highly regulated. The package includes: Purchase Agreement with Seller Financing Addendum, Promissory Note, Deed of Trust (states that use Mortgages instead must substitute an appropriate Mortgage instrument), and Dodd-Frank Disclosure. If the property will be owner-occupied, federal Dodd-Frank and SAFE Act requirements may apply including Mortgage Loan Originator licensing for sellers who do more than 3 seller-financed deals per year. The security instrument (Deed of Trust vs. Mortgage) is state-specific and must be recorded. Have a real estate attorney licensed in the property's state draft or review these documents before closing. By downloading, you acknowledge thebestoffer.ai is not acting as your attorney and makes no warranty as to the sufficiency of these templates for your transaction.

Wholesale Calculator

Lock up a property under contract, then assign or double-close to an end-buyer for a fee. Quick cash, no rehab, no holding.

Property & MAO

After-Repair Value (ARV) ?Comp-supported value after repairs.

Estimated Repairs ?Total rehab the end-buyer will need.

MAO Rule % ?What % of ARV your cash buyer will pay (minus repairs). Hot markets: 75–80%. Cold markets: 50–65%. Classic rule: 70%.

Your Deal

Your Offer Price to the Seller ?The price you negotiate with the seller — what goes on your Purchase Agreement. Example: if the seller accepts your $12K offer, put $12,000 here.

Your Sale Price to the Buyer ?The price your cash buyer pays when you assign the contract to them. The difference between this and your offer price is your profit (assignment fee). Example: if you assign at $17K, you pocket $5K.

Days to Close ?Days from contract to assignment cash in hand.

⚠ Template, not legal advice. The downloaded contract is generated for convenience only. Real estate laws vary by state and transaction type. Have a licensed real estate attorney in the property's state review before signing. By downloading, you acknowledge that thebestoffer.ai is not acting as your attorney and makes no warranty as to its sufficiency. You can upload your own contract on your dashboard to use that instead.

Novation Calculator

Get the property under contract, list it on the MLS at retail, and "novate" the contract to a retail buyer at closing. You keep the spread between your contract price and the sale price, minus commissions and concessions. Best for cosmetic / lipstick deals — heavy rehab usually doesn't fit.

The Property

After-Repair Value (ARV) ?Comp-supported retail value.

Cosmetic Repairs ?Light updates only — paint, carpet, deep clean. Heavier rehab usually breaks novation.

Your Contract Price with Seller ?What you and the seller agree to. The seller walks away with this number at closing.

The Listing

Target Listing / Sale Price ?Price you'll list at on the MLS — usually slightly under ARV for a quick sale.

Total Commission (% of sale) ?Buyer + listing agent. Standard 5–6%; novation deals sometimes go higher to attract agents.

Seller Concessions to Buyer ?Closing-cost help offered to attract buyers. $2–5k typical.

Closing Costs (you pay) ?Title, attorney, escrow on the closing — these eat into your profit.

Marketing / Holding Costs ?Photos, staging, lockbox, utilities while listed.

Days to Close ?From contract to retail-buyer closing. Typically 45–75 days.

⚠ Template, not legal advice. The novation package (Purchase Agreement + Novation Addendum) is a bundled template. Novation involves complex contract and marketing considerations that vary by state and MLS rules. Have a licensed real estate attorney in the property's state review before signing. By downloading, you acknowledge that thebestoffer.ai is not acting as your attorney and makes no warranty as to its sufficiency.

Rental Property Calculator

Buy & hold analysis with traditional financing. Evaluate cash flow, cash-on-cash return, cap rate, and 1% rule.

Acquisition

Purchase Price ?All-in price for the property.

Repairs / Updates ?Rehab needed to make rent-ready.

Closing Costs ?Lender + title + escrow fees.

Down Payment (%) ?Investor loans typically 20–25% down.

Loan Interest Rate (%) ?Annual rate on investor financing.

Loan Term (years) ?Amortization length, usually 30 yrs.

Monthly Operations

Gross Monthly Rent ?Total rent you expect to collect each month.

Property Taxes / mo ?Annual taxes ÷ 12.

Insurance / mo ?Annual landlord insurance ÷ 12.

Vacancy (% of rent) ?Reserve for unoccupied months. 5–10% typical.

Repairs / Capex (% of rent) ?Ongoing repairs + roof, HVAC, etc. 8–12% typical.

Property Management (% of rent) ?Use 0 if self-managed. Otherwise 8–10%.

Other monthly expenses ?HOA, utilities you pay, lawn care, etc.

Fix & Flip Calculator

Buy distressed, rehab, resell. Calculate Maximum Allowable Offer, total project cost, holding/financing costs, and net flip profit + ROI.

Property & Rehab

After-Repair Value (ARV) ?Comp-supported retail value once rehab is complete.

Purchase Price ?Acquisition price you pay for the property.

Rehab Budget ?All-in cost of repairs & updates (materials + labor + contingency).

Rehab Contingency (%) ?Buffer on top of rehab for surprises. 10–20% recommended.

Purchase Closing Costs ?Title, escrow, inspections, lender fees on the buy side.

MAO Rule % ?What % of ARV you'll pay (minus repairs + holding/sell costs). Hot markets: 75–80%. Cold markets: 50–65%. Classic flip rule: 70%.

Financing & Holding

Down Payment (%) ?% of purchase price you put down. Hard money often 10–20%.

Loan Interest Rate (%) ?Annual rate on hard money / private money loan.

Loan Points (%) ?Origination points charged upfront. Typical 1–3 points.

Hold Period (months) ?Months from purchase to sale (rehab + list + close).

Monthly Holding Costs ?Taxes, insurance, utilities, lawn, etc. while you own it.

Selling Costs (% of sale) ?Agent commissions + seller closing costs. Typical 7–9%.

⚠ Template, not legal advice. The downloaded contract is tailored for a Fix & Flip purchase (buyer is your own LLC, as-is condition, inspection + rehab intent). State disclosure requirements, lead-based paint rules, and local recording laws may apply. Have a licensed real estate attorney in the property's state review before signing. By downloading, you acknowledge that thebestoffer.ai is not acting as your attorney and makes no warranty as to its sufficiency.

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Property & Contact (used by the offer email)

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The Property

The Deal

Lease Option Calculator

Master Lease (with Seller)

Sub-Lease (to Tenant-Buyer)

Seller Financing Calculator

Terms

Income / Exit

Wholesale Calculator

Property & MAO

Your Deal

Novation Calculator

The Property

The Listing

Rental Property Calculator

Acquisition

Monthly Operations

Fix & Flip Calculator

Property & Rehab

Financing & Holding

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Dashboard

Needs your attention

Recent activity

New here? Watch a 90-second tour

Property & Contact (used by the offer email)

Comparable Sales & ARV

Subject-To Calculator

The Property

The Deal

Lease Option Calculator

Master Lease (with Seller)

Sub-Lease (to Tenant-Buyer)

Seller Financing Calculator

Terms

Income / Exit

Wholesale Calculator

Property & MAO

Your Deal

Novation Calculator

The Property

The Listing

Rental Property Calculator

Acquisition

Monthly Operations

Fix & Flip Calculator

Property & Rehab

Financing & Holding

Saved Deals

Seller Leads 0 new

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