RPM Deal Analyzer — Fix & Rent · Fix & Flip
Fix & Rent Guide
RPM Partnership System · H.O.U.S.E. Equation
What This Calculator Does
Evaluates a buy-renovate-hold deal — acquire distressed, renovate, hold as rental. Builds equity at acquisition plus monthly cash flow. Core RPM Landlord Partner strategy.
RPM Context: REC sources and structures the deal. RPM Landlord Partners supply capital. Equity Multiple is the primary qualifying metric — target ≥ 2.0x.
Key Inputs
ARV input
After Repair Value — appraised market value after all renovations. Your ceiling.
Purchase Price input
Acquisition cost. Should be well below ARV to create instant equity.
Rehab Costs input
Full renovation budget. "Include in loan" = financed with rehab draws.
Entry / Exit Costs input
Entry: buy-side closing (3–6% of purchase). Exit: selling costs (6–8% of ARV). Set exit to 0 if holding indefinitely.
Gross Rent input
Expected monthly rental income. Use market comps — not wishful thinking.
Taxes, Insurance, OpEx input
Annual taxes + insurance ÷ 12. Maintenance: 5–10% of rent. Mgmt: 8–12%.
Key Metrics
Equity Multiple metric
Primary RPM metric. Target: ≥ 2.0x.
(Equity Captured + Cash Out) ÷ Cash Out
Cash-on-Cash metric
Annual cash flow ÷ cash invested. Target: ≥ 8%.
Annual Cash Flow ÷ Cash Out of Pocket
Monthly Cash Flow metric
RPM minimum: $200/mo.
Gross Rent − P&I − Taxes/mo − Insurance/mo − OpEx
Equity Captured formula
Instant equity at acquisition. Target: $20k+.
ARV − (Purchase + Rehab + Wholesale Fee + Entry + Exit)
MAO formula
MAO LTV% × ARV − Rehab − Wholesale Fee − Entry − Exit Costs
Verdict Guide
✅ Strong Deal
Both knockouts met (Equity Multiple ≥ target AND Cash Flow ≥ target) AND all 3 supporting metrics pass.
👍 Solid
Both knockouts cleared. Two of three supporting metrics pass.
⚡ Marginal
Knockouts pass but supporting metrics soft — or one knockout barely missed.
⚠️ / 🚫 Weak / Pass
One or both knockouts failed. Renegotiate or restructure before proceeding.
Fix & Flip Guide
RPM Partnership System · RPM Flipper Partners
What This Calculator Does
Evaluates a buy-renovate-sell deal. Mirrors the RPM Flip Calculator spreadsheet exactly. Speed matters — every extra hold month eats profit.
RPM Context: RPM Flipper Partners work with a REC. HML funds acquisition + rehab; Gap Funding fills the difference between HML capacity and total project cost. Deal? fires YES when profit clears both Min % and Min $ simultaneously.
Inputs — Deal & Acquisition
TPC formula
TPC = Purchase + Rehab + Wholesale Fee + Closing + Holding
Holding Costs input
Non-loan hold costs (utilities, insurance, HOA) as a flat total. Loan interest is calculated separately.
Inputs — Hard Money Loan
HML Loan formula
min(LTV% × ARV, Purch% × Purchase + Rehab% × Rehab)
HML Interest formula
HML LOAN × Rate × Months ÷ 12
Interest Type
Annual and Straight produce identical results in this model.
Inputs — Gap Funding & Resale
GAP Diff formula
TPC − HML LOAN
Net Proceeds formula
Sale Price × (1 − Realtor% − Resale Closing%)
GAP Equity Share
Toggle ON if gap funder takes % of profit (30–50% typical). GAP Return + ROI display when active.
Key Metrics
Net Profit metric
Net Proceeds − TPC + All $ Costs
ROI metric
Net Profit ÷ GAP Diff × 100
Annualized ROI metric
6-mo deal at 20% ROI = 40% annualized.
ROI ÷ (Months ÷ 12)
Scenario Table metric
Profit at 7 sale prices (ARV ± $30k in $10k steps). The ARV row is highlighted ★.
Verdict Guide
✅ YES!
All 3 thresholds cleared (Min %, Min $, Min ROI). Proceed to due diligence.
⚡ Marginal
One threshold missed. Negotiate price, cut rehab, or shorten hold.
🚫 NOPE!
Below thresholds. Check scenario table for break-even. Restructure or walk.
🏠
RPM Deal Analyzer
Wealth Creation Initiative · HomeNOW Institute
Valuation
After Repair Value (ARV) appraised
$
Investment
Purchase Price
$
Renovation / Rehab Costs
$
Wholesale Fee your assignment fee
$
Added to TPC · subtracted from MAO
Financing
📊 Numbers ported from Fix & Flip — all-in cost includes HML & GAP financing costs
Down Payment
$
Total Entry Costs
$
Title, escrow, lender fees, inspection — does NOT include down payment
Total Exit Costs
$
Agent fees, title, transfer tax at sale · not financed
Max Allowable Offer
—
—
MAO LTV
%
AUTO LTV
—
Total Project Cost—
Loan Amount —
Cash Out of Pocket —
Total Monthly OpEx —
Interest Rate (Annual)
%
Loan Term
yrs
Income
Monthly Rent
$
Fixed Expenses (Annual)
Property Taxes
$
Insurance
$
Variable Expenses (Monthly)
Maintenance / Repairs
$
Property Mgmt Fee
$
Other
$
Total Variable Expenses —
⚡
Analyzing Deal…
Enter your numbers to see the analysis.
Equity Multiple
2.72x
(Equity Captured + Cash Out) ÷ Cash Out
✦ Target 2.0x — Met
Every $1 invested = $2.72 in equity value
100% of target
Monthly Cash Flow
+$344
$4,130/yr
Cash-on-Cash Return
17.3%
target: 8.0%
Equity Captured
$41,012
vs. ARV
ROE Capture
172.3%
equity ÷ cash invested
LTV Ratio
70.5%
loan ÷ ARV
Annual Cash Flow
+$4,130
gross annual
Monthly Cash Flow vs. PITI
+$344
PITI: $1,331 Rent: $1,675
Investment Stack
Purchase Price$98,000
Max Allowable Offer—
Renovation Costs$65,000
Entry Costs$4,900
Exit Costs$0
Total Project Cost$167,900
Down Payment$7,817
Loan Amount$155,183
Cash Out of Pocket$12,717
ARV$220,000
Equity Captured$52,100
Monthly P&L
Gross Rent$1,675
PITI
Principal & Interest−$981
Taxes (mo.)−$250
Insurance (mo.)−$100
PITI Subtotal−$1,331
OPERATING EXPENSES
Maintenance−$100
Mgmt Fee−$0
Other−$0
OpEx Subtotal−$100
Total Monthly Costs −$1,431
Net Cash Flow+$244
LOAN DETAILS
LTV (Loan ÷ ARV)70.5%
Loan Amount$155,183
Rate / Term6.5% / 30yr
Capital Waterfall
ARV
 
$220,000
Total Cost
 
$178,988
Loan Amount
 
$155,183
Equity Captured
 
$41,012
Cash Out
 
$23,805
⚙ Deal Scoring Assumptions
Customize thresholds used to grade this deal
▾
Min. Equity Multiple
x
(Equity + Cash) ÷ Cash Out
Min. Cash-on-Cash Return
%
Annual CF ÷ Cash invested
Min. Monthly Cash Flow
$
Net rent minus all PITI
Min. Equity Capture
$
ARV minus total project cost
Max. LTV Allowed
%
Loan ÷ ARV ceiling
📋 Notes & Buy Box
Document investment criteria and deal-specific observations
Buy Box / Investment Criteria
Target Market / Area
Property Type
Max Purchase Price
$
Min. ARV Target
$
Additional Criteria
Deal Notes
🏘 ARV Support — Sales Comps
Enter 3–5 comparable sales to support your After Repair Value
No comps entered
# Address Sq Ft Year Built Sold Price Sold Date DOM $/Sq Ft
Powered by H.O.U.S.E. Equation · RPM Partnership System · HomeNOW Institute  |  Results are estimates. Verify all figures with licensed professionals.
Deal Info
Property Address
After Repair Value (ARV)
$
Holding Period rehab + DOM + escrow
months
Acquisition
Purchase Price
$
Rehab / Renovation
$
Wholesale Fee your assignment fee
$
Added to TPC · subtracted from MAO
Closing (Buy-Side) excl. HML points
$
Holding Costs (Total) utilities, ins, etc.
$
TPC (before financing)—
Hard Money Loan (HML)
Loan = min(LTV cap, Purch% × Purchase + Rehab% × Rehab)
HML LTV % of ARV ceiling
% of ARV
HML % of Purchase
% funded
HML % of Rehab
% funded
HML Points
%
HML Interest Rate
% annual
HML Admin Fee
$
HML Loan (component) —
HML Total Costs—
Gap Funding
GAP Difference—
GAP Points
%
GAP Interest Rate
% annual
GAP Interest Type affects GAP interest only
Annual: Rate × Months ÷ 12 (pro-rated)
Resale Costs
Realtor Commission
% of sale
Resale Closing Costs
% of sale
TPC + All $ Costs—
as % of ARV—
Max Allowable Offer
Rule-Based MAO (ARV × % − Rehab)
—
—
MAO %
%
70% rule = ARV × 70% − Rehab  ·  adjust % to match your threshold
Deal-Based MAO (backs out from Min Profit $)
—
Max purchase price to hit your Min Profit $ — backs out from Net Proceeds
⚡
Calculating…
Enter deal details to see the verdict.
Net Profit at ARV
—
Net Proceeds − TPC + All Financing Costs
—
0%
profit margin
ROI (on GAP Cash)
—
profit ÷ GAP diff
Annualized ROI
—
—
Profit Margin
—
profit ÷ ARV
HML Loan
—
—
GAP Funding Needed
—
TPC − HML Loan
TPC as % of ARV
—
all-in ÷ ARV
Profit vs. All-In Cost—
All-in: —Net Proceeds: —
Project Cost Stack
Purchase—
Rehab—
Closing (buy)—
Holding—
TPC Subtotal—
HML Points $—
HML Interest $—
HML Admin $—
GAP Points $—
GAP Interest $—
TPC + All $ Costs—
Resale & Returns
ARV—
Realtor Costs—
Resale Closing—
Net Proceeds—
Net Profit—
HML Loan—
GAP Diff—
Hold Period—
Min Profit %—
Min Profit $—
Resale Scenario Analysis — Profit at Different Sale Prices
Sale PriceNet ProceedsNet ProfitMarginROI
Enter deal details to generate scenarios
Deal Waterfall
ARV
 
—
TPC + $ Costs
 
—
HML Loan
 
—
GAP Funding
 
—
Net Profit
 
—
⚙ Flip Deal Thresholds
Customize profit targets used to grade this flip
▾
Min Profit %
% of ARV
Profit ÷ ARV minimum
Min Profit $
$
Flat dollar minimum
Min ROI %
%
Profit ÷ GAP cash
📋 Notes & Flip Criteria
Document deal observations
Flip Buy Box
Market / Area
Property Type
Criteria
Deal Notes
🏘 ARV Support — Sales Comps
Enter 3–5 comparable sales to support your After Repair Value
No comps entered
# Address Sq Ft Year Built Sold Price Sold Date DOM $/Sq Ft
Powered by H.O.U.S.E. Equation · RPM Partnership System · HomeNOW Institute  |  Results are estimates. Verify all figures with licensed professionals.