Hard Money Loan Calculator: Fix & Flip ROI
Free in-browser Hard Money Loan calculator and DealCheck alternative. Calculate points, interest-only holding costs, 70% rule Maximum Allowable Offer (MAO), net flip profit, and annualized ROI without subscriptions.
Interactive WebAssembly Calculation Engine
This tool runs 100% in your local web browser tab. All amortization schedules, debt yield calculations, and tax deferral projections are computed client-side in WebAssembly. Zero bytes are uploaded to remote servers.
Use the interactive form above to adjust parameters, toggle extra principal schedules, stress-test interest rates, and export full reports to Excel (.xlsx) or CSV.
Underwriting Methodology & Mathematical Formulation
Our calculation algorithms strictly adhere to institutional lending conventions, CFPB disclosure rules, and statutory IRS definitions:
- Standard Annuity Formula: Monthly payment M = P * [r(1+r)^n] / [(1+r)^n - 1], calculating exact interest and principal allocations down to the penny.
- Zero-Roundoff Double Precision: Computations execute using standard IEEE 754 floating-point and integer math to match commercial bank loan documents.
- Sensitivity Analysis: Real-time stress testing against interest rate fluctuations, vacancy rate increases, and balloon maturity horizons.
Frequently Asked Questions
Why use TableView Hard Money Calculator instead of DealCheck or Rehab Financial?
Unlike DealCheck which caps free accounts to 15 property analyses and locks full PDF exports behind a monthly subscription, TableView.dev provides 100% free and unlimited deal evaluations, zero account sign-up, selectable Dutch vs as-incurred interest calculations, 70% rule MAO analysis, and instant Excel exports with complete client-side data privacy.
What is a hard money loan and how does it work for house flipping?
A hard money loan is an asset-based, short-term bridge loan provided by private investors or specialized lending companies to fund the purchase and renovation of real estate. Underwriting is primarily collateral-driven (focusing on the property's After Repair Value (ARV) and renovation scope) rather than personal W-2 income.
What is the 70% Rule in real estate flipping?
The 70% rule states that an investor should pay no more than 70% of the After Repair Value (ARV) of a home minus estimated repair and rehab costs: Maximum Allowable Offer (MAO) = (ARV × 70%) - Rehab Costs. The remaining 30% margin covers lender points, holding interest, acquisition/exit closing fees, and developer net profit.
How do hard money points and interest work?
Points are upfront lender origination fees expressed as a percentage of the loan amount (e.g., 2 points on a $200,000 loan = $4,000). While typical bridge and hard money interest rates often range from 9.5% to 13.5%+ annualized, terms vary significantly by lender, property type, borrower track record, market conditions, and deal structure. Loans are commonly serviced monthly as interest-only payments throughout the 6 to 18 month project duration.
How does the rehab escrow draw process work?
Lenders do not hand over the entire rehab budget upfront. Instead, funds are held in an escrow account and released in "draws" or disbursements as construction milestones (e.g., framing, rough plumbing, drywall, finishes) are completed and confirmed via third-party site inspections.
What is Dutch interest vs as-incurred interest in hard money lending?
In "Dutch interest", the borrower pays monthly interest on the entire total approved loan amount (purchase loan plus undrawn rehab escrow) from day one. In "as-incurred interest", the borrower only pays interest on the drawn balance, saving thousands of dollars in carrying costs during early construction.
What credit score and down payment are needed for a hard money loan?
Typical underwriting requirements vary by lender, property condition, and borrower experience. Most asset-based bridge lenders look for credit scores around 620 to 660+, while down payments commonly range from 10% to 25% of purchase price (75% to 90% Purchase LTV), with eligible renovation costs escrowed in draw facilities.