LR
Fix & Flip P.I.E. Calculator
Purchase · Interest · Expenses · Resale Projection
PROJECTED 5-MONTH TURN · 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 charged on full amount (loan + rehab) from day one
Net Profit (Dutch Interest)
$42,472
ROI 41.8%
Partner (50%) $21,236
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)
Monthly Premium
Prepaid Term
Prepaid insurance at closing: 6 months × $475 = $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★ est.$650
Survey & Elevation Cert★ est.$400
Lien Search★ est.$300
Title Search & Recording★ est.$375
Title Insurance★ est.$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
Dutch Interest — Monthly Payment Schedule
| Month | Balance | Monthly Pmt | Cumulative Int. |
|---|---|---|---|
| Month 1 | $478,600 | $3,889 | $3,889 |
| Month 2 | $478,600 | $3,889 | $7,777 |
| Month 3 | $478,600 | $3,889 | $11,666 |
| Month 4 | $478,600 | $3,889 | $15,555 |
| Month 5 | $478,600 | $3,889 | $19,443 |
Total Interest Over Hold Period$19,443
Sale Side (Florida)
Contract Sale Price$670,000
Total Loan Payoff (Initial + Rehab)($478,600)
Closing Agent Fee★ est.($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 (Dutch Interest)($19,443)
= Net Profit$42,472
ROI41.8%
Partner (50%)$21,236
ARV Sensitivity Analysis
| ARV Sale | ROI | Net Profit | Bump | Partner |
|---|---|---|---|---|
| $670,000 | 41.8% | $42,472 | BASE | $21,236 |
| $686,750 | 57.7% | $58,602 | +2.5% | $29,301 |
| $703,500 | 73.6% | $74,732 | +5% | $37,366 |
| $720,250 | 89.5% | $90,862 | +7.5% | $45,431 |
| $737,000 | 105.4% | $106,993 | +10% | $53,497 |
| $753,750 | 121.3% | $123,123 | +12.5% | $61,562 |
★ 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.
Luke Roasst · NMLS# 2311093 · Edge Home Finance LLC NMLS# 891464 · Powered by a nationally licensed brokerage
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