DealFit

Fix & Flip

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Guide
Building ground-up? DealFit analyzes fix & flip and rental deals and does not size ground-up construction. Send a Ground-Up Construction deal to Clear Path Capital for broker review →
Market Regions
Renovation Scope
Self-Renovating
You're doing the work yourself — saves 20–35% on labor
Only check this if you'll genuinely perform the renovation labor yourself — hiring a GC or working with a partner doesn't count. Lenders verify.
Property Info
#
$
The price you'd pay to buy the property
$
What the property will be worth after all repairs are done
Repair Cost Estimator
A planning estimate from market $/sf bands — replace it with your contractor's real bid when you have one.
Light
$12–22/sf
Paint, flooring, fixtures, landscaping
Interior paint throughout, LVP or carpet flooring, light fixture replacements, vanity/toilet/mirror swaps, kitchen hardware, door hardware, minor drywall patches, basic landscaping and curb appeal.
Mid
$28–48/sf
Kitchen, baths, HVAC, windows
Full kitchen cabinet and countertop replacement, bathroom tile and tub/shower overhaul, HVAC system replacement, window replacement throughout, electrical panel update, plumbing fixture upgrades — plus everything in Light.
Full Gut
$60–95/sf
Full buildout, structural, systems
Complete interior demo, structural repairs and reframing, full electrical rewire, plumbing rough-in, new HVAC from scratch, insulation and new drywall, roof replacement, possible foundation work — plus everything in Mid.
$
Your renovation budget — auto-filled from the planning estimate until you enter your contractor's number
mo
How many months you expect to own it before selling
Financing (estimate — optional)
$
Leave blank for an all-cash view. Enter a loan to see true LTV/LTC and financing cost.
%
Typical hard-money rate — interest-only. Estimate.
%
Lender + broker origination points. Estimate — set per deal.
Your Cost Assumptions
%
Acquisition closing costs — attorney/title, recording, inspections, lender/escrow fees
%
Resale (disposition) costs — agent commissions, seller closing costs, concessions. We use 5% as a conservative market estimate.
$
Monthly costs while you own it — taxes, insurance, utilities (excludes loan — modeled in Financing above)
$
Your minimum acceptable project profit. Leave room for overruns, delays, partner splits, and the value of your time.
Cost Breakdown
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DealFit

Rentals

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Guide
$ / night · occupancy-based
Market Regions
Property Info
#
$
The price you'd pay to buy the property
%
20% = conventional financing. Private money lenders may require less — Clear Path can walk you through your financing options.
$
Using AirDNA/Rabbu annual revenue? That number already includes occupancy — enter it here and set Occupancy to 100%, or back into the full-potential number.
%
Annual Expenses
%
Airbnb charges hosts ~3% per booking. Higher guest-side fees (14–20%) may affect your occupancy rate — factor this into your occupancy % above.
Airbnb charges hosts ~3% per booking. Higher guest-side fees (14–20%) may affect your occupancy rate — factor this into your occupancy % above.

How platform fees work: The host fee (~3%) is taken from your payout. The guest fee (~14–20%) is added on top for guests. Your 3% is the direct cost. If guest fees price out budget travelers, it shows up as lower occupancy.
Hired property manager — ~8% of revenue
$
$
$
Water/sewer, common-area utilities, trash, or other utilities paid by the owner.
$
Monthly HOA dues if the property has an association — $0 means no HOA.
$
%
%
Your rate significantly impacts cash flow. Conventional loans run 7–8%. Private money lenders can offer more flexible terms.
Your rate significantly impacts cash flow. Conventional loans run 7–8%. Private money lenders can offer more flexible terms.
→ Check with Clear Path Capital
Income & Expense Breakdown
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Deal saved to pipeline!
DealFit

My Pipeline

Tap any deal to expand · When signed in, saved pipeline deals are stored with your account.

DealFit

Field Guide

Updated May 2026

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How to Estimate ARV

Step 1 — Find comps
Search Zillow/Redfin for sold homes within 0.5 miles, same bed/bath count, sold in last 90 days. Fully updated condition only.
Step 2 — Price per sq ft
Take 3–5 comps, calculate $/sqft for each. Average them. Multiply by your subject property's sqft.
Step 3 — Adjust conservatively
Subtract 5–10% from your calculated ARV. New investors consistently overshoot ARV — be conservative and protect your margin.
The 70% Rule
Max Offer = (ARV × 0.70) − Repairs
Industry standard for fix & flips. If you're self-performing, you can push to 75–78% and still hit your target.

How to Estimate Repair Costs

Light cosmetic (self-perform)
$12–22/sqft
Paint, LVP flooring, hardware, landscaping, deep clean. Labor cost is minimal if you're self-performing.
Mid-range (self-perform)
$28–48/sqft
Kitchen refresh, bath updates, HVAC service, windows. Hire plumbing/electrical only.
Full gut (self-perform GC)
$60–95/sqft
Full kitchen/bath remodel, new systems, structural work.
Hired-out labor premium
Add 50–70% to self-perform ranges
Hiring everything out significantly reduces margin. Self-performing is your biggest profit lever.

Key Formulas & Definitions

ARV — After Repair Value
What the property will sell for after all repairs and updates are complete. This is your exit number — everything else is calculated from it.
MAO — Maximum Allowable Offer
(ARV × 0.70) − Repairs
The highest price you can pay and still hit your profit target. Never offer more than your MAO.
LTV — Loan to Value
Loan Amount ÷ ARV
Most private lenders want LTV under 70% of ARV. With no loan entered, the screener shows price-to-ARV instead — an all-cash reference, not a true LTV.
LTC — Loan to Cost
Loan Amount ÷ (Purchase + Rehab)
How much of your total project cost the loan covers. Private lenders typically cap this near 90%. Shown only when you enter a loan.
ROI — Return on Investment
Net Profit ÷ Cash Invested
All-cash (no loan): "cash invested" is your full all-in cost, so this is your true return — target 20%+. Enter a loan and only your down-payment portion counts as cash invested, so the same deal shows a higher, leveraged cash-on-cash ROI. That higher number reflects borrowed money, not automatically a better deal.
CoC — Cash-on-Cash Return (STR)
Annual Cash Flow ÷ Total Cash Invested
The annual return on the actual cash you put in (down payment + furnishing). 6%+ is a baseline target for STR.
Cap Rate
NOI ÷ Purchase Price
Net Operating Income divided by purchase price — measures return as if you paid cash. 6%+ is solid for STR.

Your Market Intel

Private Money Lending Basics

Key metrics lenders care about
LTV · ARV · Borrower experience · Exit strategy
Most private lenders want LTV under 70% of ARV. Your deal screener confirms this before you present a deal.
What Clear Path Capital does
CPC brokers private money — meaning they work on your behalf to shop your scenario to lenders. You don't call lenders; they do.
Typical private money terms
Rate: 8–12% · LTV: up to 70% ARV · Term: 6–18 mo
Terms vary widely by borrower experience, market, and deal quality. CPC can often improve on rates you'd get going direct.
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