MBReviewed by Mike Basti, Mortgage Broker & Founder · NMLS #377740
How it sizes your loan
Hard money is capped at the lesser of (a) a % of ARV and (b) a % of total cost (purchase + rehab). Whatever cost the loan doesn't cover, you bring as cash — plus points and closing costs. The 70% rule is the quick screen for margin.
Hard Money Deal Calculator
Illustrative only — not a loan offer. Adjust the caps to match your lender's terms.
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Maximum Loan Amount
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Total project cost (purchase + rehab)$0
Loan-to-ARV0%
Points cost$0
Monthly interest-only payment$0
Total interest over term$0
Estimated cash to close$0
Est. flip profit (after all costs)$0
Expert tip: The single most useful line here is cash to close, not the loan amount. Investors get surprised because the loan is capped by whichever is lower — ARV or cost — and every dollar of the gap, plus points and carrying costs, comes out of pocket. Model the deal at your lender's real caps before you write the offer, and keep a reserve beyond the cash-to-close number for overruns. Want us to run it at live lender terms and confirm the exit? Send us the deal →
What each result means
- Maximum loan — the lesser of your ARV cap and your cost (LTC) cap. This is the ceiling a lender will typically fund.
- Cash to close — total cost minus the loan, plus points and closing/carrying costs. What you actually wire.
- Interest-only payment — monthly carry while you hold. Hard money is almost always interest-only.
- 70% rule check — whether your purchase price sits under (ARV × 70%) − rehab, the classic margin screen.
- Est. flip profit — resale minus purchase, rehab, points, interest, and closing/carrying costs. A rough gauge, not a guarantee.
Reviewed by the licensing team at Save Financial, a California-licensed mortgage brokerage (NMLS #377740, DRE #01875766) founded in 2009 and serving all 58 counties from offices in Newport Beach and Marina del Rey.