Maximize profit on every deal. Stop the losses before they start.
Flip Property Pro is the AI deal co-pilot that analyzes every angle of a flip or ground-up build in minutes — purchase price or lot cost, ARV, rehab or hard-cost scope, carrying costs, lender terms, local comps, and AI risk. All the data you need in one place, so you buy the winners and walk away from the losers.
3-day free trial · Cancel anytime · Analyze live deals before you pay
Deal verdict · 1408 Pearl St
27.4% ROI
Who it's built for
Built for investors who buy, build, and sell real estate
Whether you flip one house a year, build spec homes, or scale a subdivision, the same problem shows up: the numbers live in too many places and bad deals slip through.
Property flippers
Buy, renovate, and resell residential properties with a clear ROI on every project.
Spec home builders
Model ground-up construction costs, projected ARV, and financing terms on every lot.
Subdivision builders
Evaluate multiple lots, exit strategies, and leverage across a whole development pipeline.
Rental portfolio builders
Compare flip or build scenarios against long-term buy-and-hold returns.
Renovation-heavy investors
Stress-test rehab budgets and contractor quotes before you close the deal.
Every real estate investor
If you buy, renovate, or build to sell, Flip Property Pro is built for the numbers that matter.
$300M+
Fix & Flip and ground-up construction financed in the last 5 years
$2B
In funded real estate loans behind the underwriting logic
4 min
Average time to a full verdict on a flip or ground-up build, versus 3+ hours in a spreadsheet
The intelligent co-pilot
Every number that decides whether this flip or build pays you
Most calculators stop at purchase price minus rehab. Real deals — renovations and ground-up builds — die in the details: the points, the draw schedule, the holding months, the comp that didn't support your ARV.
Know your all-in basis before you offer
Drop in the address, purchase or lot price and estimated ARV. Flip or ground-up build, the co-pilot returns your true cost basis in seconds so you never bid off a napkin again.
Rehab and hard-cost budgets that survive a GC
AI-assisted renovation and ground-up construction estimates scoped by property type, vintage, build spec and zip — then override any line item when your contractor says otherwise.
Carrying costs that stop eating your profit
Taxes, insurance, utilities and loan interest modeled month by month across a 4-month flip or a 14-month build, because every extra 30 days is real money off your check.
Price RTL and construction debt like the lender
Loan amount, rate, points, interest reserve, draw schedules, high-leverage and high-LTC structures — see exactly how financing terms move your Cash on Cash return.
Defend your ARV with local comps
Comparable sales analysis validates the resale number — including new-construction comps for spec builds — so your exit assumption is evidence, not enthusiasm.
Stress-test the deal in one drag
Scenario modeling shows what happens if the build runs 20% over, permits slip a quarter or the market softens 5% — before you're the one holding the keys.
AI risk assessment that says the quiet part
Thin margins, over-improvement for the block, entitlement and permit-heavy scopes, and construction timeline risk get flagged with a plain-English reason.
Reports your lender and partners take seriously
Generate a clean deal summary for capital partners, and run every project through a pipeline from lead to closing.
From address or empty lot to answer in four steps
01
Enter the property or lot
Address, purchase or land price, target ARV, and whether it's a renovation or a ground-up build. Public records fill in what they can so you stop retyping county data.
02
Let the co-pilot scope it
AI drafts the rehab or hard-cost construction budget — site work, shell, finishes, soft costs — plus carrying costs for that market. Override anything you know better.
03
Structure the capital stack
Model RTL or ground-up construction terms — high leverage, high loan-to-cost, draws, interest reserve, points and rate — and watch Cash on Cash move live.
04
Get the verdict
ROI, Cash on Cash ROI, profit margin and an AI risk read. Buy it, re-trade it, or walk — in minutes.
Stress-test the deal before you make an offer
Drag the numbers to see how purchase price, ARV and renovation costs change your ROI, cash-on-cash return and breakeven sale price in real time.
Deal inputs
Net profit
$54,939
Total project cost
$363,361
ROI
15.1%
Cash-on-cash return
88.0%
Cash required
$62,460
Breakeven sale price
$390,061
ARV sensitivity
What happens if the market softens or the appraisal comes in low.
Renovation cost sensitivity
How overruns eat into profit when cabinets, HVAC or site work run over budget.
What lenders look for before they approve your deal
Fix-and-flip and ground-up construction financing is underwritten around the borrower as much as the property. Experience, credit, and liquidity are the three pillars that decide your leverage, rate, and cash to close.
Experience requirement
All lenders in this space require a verifiable track record. They usually look back 3 years at how many projects you have purchased, renovated, or built and sold within that window. The number of completed projects determines your experience tier, and that tier directly affects how much leverage you can qualify for.
Experience tier & leverage
A higher completed-project count places you in a stronger experience tier, which unlocks higher loan-to-cost (LTC) and lower cash-to-close requirements. Borrowers with fewer completed projects typically see lower maximum leverage and must bring more cash to the closing table.
Credit score minimums
Most programs require a minimum middle credit score of 660. Less experienced borrowers, or those in higher-leverage tiers, are often required to show a 700 middle score. Minimums vary by lender and program, so it is important to match your credit profile to the right lender.
Major credit events
Lenders generally do not allow a major credit event — such as bankruptcy, foreclosure, or short sale — in the last 36 to 48 months. The exact lookback period and seasoning requirements vary by lender, but a clean recent credit history is essential for approval.
Funds to close
You must be prepared to bring sufficient liquid funds to cover your required down payment plus the closing costs for the loan. This is in addition to any reserve requirements and cannot be borrowed or gifted in most cases.
Liquidity reserves
Lenders require additional liquidity reserves to cover a portion of the renovation or construction budget and usually six months of loan payments. These reserves must be shown in liquid form across one or more accounts, and they give the lender confidence the project can survive cost overruns or delays.
Quick reference
Typical benchmarks across the flip and ground-up construction lending panel. Exact requirements vary by lender and program.
- Experience lookback
- 3 years
- Minimum credit score
- 660
- Stronger borrower credit score
- 700
- Major credit event seasoning
- 36–48 months
- Required payment reserve
- 6 months
Screen the lender panel against your profile — not a rate sheet
Enter your sponsor profile and project metrics. We screen every RTL, bridge and ground-up construction program for eligibility, then rank the survivors by real leverage, cash to close and carry cost.
Sponsor & project profile
Rates and points are illustrative. Contact each lender directly for accurate, deal-specific pricing and terms.
Trentium Capital
PreferredDirect private lender · preferred partner · up to 90% LTC / 75% ARV
- Loan amount
- $312,300
- Effective LTC
- 90.0%
- Cash to close
- $39,385
- Carry (9 mo)
- $22,134
Loan-to-cost capped. Preferred partner for fix & flip and ground-up construction. First-time and seasoned sponsors, fast draws and direct AE support.
Meridian RTL Capital
National RTL / bridge · up to 90% LTC / 75% ARV
- Loan amount
- $312,300
- Effective LTC
- 90.0%
- Cash to close
- $40,946
- Carry (9 mo)
- $25,179
Loan-to-cost capped. High-leverage RTL pricing for repeat flippers with 3+ verified exits in 24 months.
Harbor Point Lending
Balance-sheet bridge · up to 85% LTC / 70% ARV
- Loan amount
- $294,950
- Effective LTC
- 85.0%
- Cash to close
- $56,474
- Carry (9 mo)
- $25,439
Loan-to-cost capped. Flexible on light-experience sponsors; interest charged on drawn balance only.
Summit Private Credit
Private / relationship · up to 80% LTC / 65% ARV
- Loan amount
- $277,600
- Effective LTC
- 80.0%
- Cash to close
- $72,176
- Carry (9 mo)
- $26,858
Loan-to-cost capped. First-time sponsors welcome. Higher rate, lowest points, fastest close in the panel.
Trentium Capital — Cosmetic Renovation Program
PreferredDirect private lender · preferred partner · up to 95% LTC / 75% ARV
Cornerstone Build Finance
Ground-up construction · up to 85% LTC / 68% ARV
Atlas High-LTC Partners
Institutional high leverage · up to 92.5% LTC / 75% ARV
Illustrative panel terms based on current RTL and ground-up construction pricing. Final terms are set by the lender at underwriting.
Every new build gets its own underwriting report
A sample output for a 2,240 sq ft infill spec home: the assumptions behind the numbers, a full cost stack, phase-by-phase schedule risk, and the profitability your lender and partners will actually ask about.
Assumptions
- Lot purchase
- $185,000
- Buildable area
- 2,240 sq ft
- Hard cost / sq ft
- $168
- Soft costs & fees
- 9.5% of hard cost
- Loan-to-cost
- 82% @ 11.25% + 2 pts
- Projected ARV
- $795,000
Cost stack
- Land & closing$191,400
- Site work & foundation$78,600
- Shell, MEP & finishes$297,700
- Soft costs, permits & impact fees$71,300
- Carrying & financing$62,900
- Contingency (held)$29,800
Timeline & schedule risk
- Entitlement & permitsWeeks 1–14High risk
Plan review in this jurisdiction averages 9 weeks; 1 in 3 projects sees a second-round correction.
- Site work & foundationWeeks 15–22Medium risk
Wet-season pour window is tight — 3 weeks of weather float assumed in the schedule.
- Vertical & rough-inWeeks 23–40Medium risk
Framing and MEP trade availability is the top slippage driver in the last 12 months of local permits.
- Finishes, CO & resaleWeeks 41–56Low risk
Final inspection to certificate of occupancy is averaging 11 days; 60-day marketing period modeled.
A 12-week overrun costs roughly $18,400 in additional interest, taxes and insurance — dropping the margin to 11.9%.
Projected profitability
$731,700
Total project cost
$113,650
Net profit after sale costs
14.3%
Profit margin on ARV
38.9%
Cash-on-cash return
36.1%
Annualized return
$681,350
Breakeven sale price
Exported as a lender-ready PDF with the draw schedule, comp set and contingency assumptions attached.
Flippers and builders who stopped guessing
“I killed two deals in my first week that my old spreadsheet said were winners. The carrying cost model caught what I was glossing over. That alone paid for a decade of subscription.”
Marcus Delgado
Principal, Ridgeline Property Group — 14 flips/yr, Phoenix
“I was skeptical of anything with 'AI' on the box. But the estimates landed within 6% of my GC's bid on three straight projects — two rehabs and a ground-up duplex — and I can override every line. It's a real underwriting tool.”
Sarah Kwan
Managing Partner, Harborlight Capital — Fix & Flip and ground-up, Charlotte
“My lender asked for the construction analysis in writing — draws, interest reserve, the whole stack. I exported the report, sent it, and had a term sheet at 88% LTC the next morning. Nobody takes a spreadsheet screenshot seriously.”
Jordan Rees
Owner, Rees Renovation Partners — RTL and construction borrower, Cleveland
Affiliate program
Get paid every month your investors use Flip Property Pro
If you already talk to real estate investors, you have an audience for this. Share your link and earn 25% recurring commission for life.
Free account · instant approval · no volume minimums
Terms apply: commissions clear 30 days after payment, pay out above $50, and self-referrals — your own accounts, company-domain accounts, or referrals paying with a card on your own subscription — are void.
25% recurring commission
Earn on every payment your referrals make, for as long as they stay subscribed.
7-day referral trial
Your audience gets an extended free trial, so the handoff from you to Flip Property Pro is frictionless.
Unique referral link
One link tracks clicks, signups and revenue with a 60-day attribution window.
QR code & co-branded page
Download a print-ready QR and send visitors to a landing page with your name on it.
Costs less than one bad month of holding costs
Both plans start with a 3-day free trial. Analyze a live deal before you pay a dollar.
Starter
The core ROI calculator for flips and ground-up builds.
$29/month
Start 3-Day Free Trial- Property or lot data input (purchase/land price, address, estimated ARV)
- AI-assisted renovation and ground-up construction cost estimation with manual override
- Carrying cost calculator (taxes, insurance, utilities, loan interest)
- Financing inputs for RTL and construction loans (loan amount, rate, points, draws)
- ROI, Cash on Cash ROI and profit margin calculations
Pro
The full co-pilot: comps, scenarios, risk and pipeline.
$49/month
Start Pro Free for 3 Days- Everything in Starter
- Local market comp analysis, including new-construction comps, to validate ARV
- Scenario modeling for rehab, build overruns, permit delays and market swings
- Report generation for lenders and partners
- Deal pipeline management, lead to certificate of occupancy to closing
- Public records integration
- AI-driven risk assessment
The skeptical questions, answered
The next flip or build on your desk is either a payday or a lesson.
Run every angle through the co-pilot before you sign. Three days free.