DEAL UNLOKR
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UNLOKR LLC · Atlanta, GA
DEAL UNLOKR
Team Access
Internal Deal Underwriter · by UNLOKR

Reverse-engineer your max offer.

Start with what the end-buyer needs to make. Work backwards through their costs, their profit, and your spread to find the maximum you can offer the seller. Move the sliders. The math updates live.

Inputs
After Repair Value (ARV) $300,000
$50K$2M
What the property sells for after renovation. Pull from recent comparable sales nearby.
Repair Budget $54,000
$0$500K
All-in renovation cost. Rough rates by sqft: light cosmetic $15–25, mid renovation $35–55, heavy work $65–95, full gut $100–150.
End-Buyer Target Profit 15%
5%25%
What the cash buyer needs to make to take the deal. Flippers want 10–15%. BRRRR/rental buyers accept 6–10%. Premium markets push 15–20%.
Hold Period (end-buyer) 5 mo
1 mo12 mo
How long they'll own it from close to resale. Typical flips: 4–6 mo. Heavy rehabs: 6–9 mo.
Financing Rate (APR) 10.0%
0%15%
Annual interest on the end-buyer's loan. Hard money: 9–12%. Private capital: 7–10%. Cash: 0%.
Hard Money Points 2.0
05 pts
Upfront origination fee from the hard money lender. 1 point = 1% of loan amount. Typical hard money: 2–4 points. Cash: 0.
Monthly Carrying $400/mo
$100$1.5K
Property taxes, insurance, utilities, lawn while held. Typical SFH: $300–500/mo. Larger properties or high-tax areas: more.
UNLOKR Spread $20,000
$5K$100K
Your assignment fee on this deal. Higher = more profit, less competitive offer. Lower = competitive but smaller margin. Typical: $15K–$25K.
Resale Costs Assumption 10%
6%14%
What end-buyer pays to sell renovated property: agent commission (5–6%), closing (1–2%), prep/staging (1–2%). Typical: 8–10% of ARV.
WORKABLE
Your Max Offer to Seller (MAO)
$139,000

This is the maximum you can pay the seller and still leave room for the end-buyer's target margin plus your spread. Offering more = losing the buyer side. Offering less = better margin, but less competitive vs other wholesalers.

Wholesale exit

$20,000
Spread on contract assignment

Same offer to seller (MAO). You contract at MAO, assign to a cash buyer at MAO + your spread. The end-buyer takes the renovation risk and captures the renovator's margin.

Flip exit (same offer)

$65,000
Net profit if you keep the deal

Same offer to seller (MAO). You buy at MAO and keep it. By not assigning, you capture the renovator's margin AND what would have been your wholesale spread. Higher per-deal profit, but 4–6 months of capital and renovation risk are now yours.

Recommendation

Flip — higher margin, manageable hold

On this deal, flipping nets you 2.25× the wholesale spread. If you have capital and renovation capacity, this is worth keeping. If capital is tight or pipeline is full, wholesale at $20K spread is still solid money for 14–21 days of work.

The math, traced

End-buyer's deal economics
Sale price (ARV)$300,000
− Resale costs (10% ARV)($30,000)
− Holding/finance during hold($9,000)
− Target profit (15% ARV)($45,000)
End-buyer's max all-in budget$216,000
− Repair budget($54,000)
End-buyer's max acquisition cost$162,000
Your wholesale math
End-buyer's ceiling$162,000
− UNLOKR spread($20,000)
YOUR MAX OFFER TO SELLER$142,000
Flip exit math — same MAO offer, you keep the deal
This scenario assumes you offer the seller the same MAO from the wholesale math, then choose to keep the property instead of assigning it. Because you don't pay yourself a wholesale spread, you capture both the renovator's margin AND the spread as profit. If you'd offer a different (higher) price knowing you'll flip, profit drops accordingly — but you'd be more competitive against other buyers.
Your offer to seller (= MAO from wholesale path)$142,000
+ Repair budget$54,000
+ Holding / financing / carrying$9,000
+ Resale costs$30,000
Your total project cost$235,000
Sale at ARV$300,000
YOUR NET PROFIT (FLIP)$65,000
Profit % of ARV21.7%