Foreclosure Analyzer + Toolkit

Calculate the deal, then use the toolkit to evaluate risk and next steps.

Calculator

Purchase Price ($) ? Repairs ($) ? Holding Costs ($) ?

Closing Costs ($) ? Closing Mode ? Closing Costs (%) of Purchase ?

ARV ($) ? Extra Buffer ($) ? Sq Ft (for Repair Range) ?

Strategy ?

Results will appear here.

Comps + ARV

📊 Comps Helper — estimate ARV from sold comps

Beginner-proof comp rules (use every time)

Same neighborhood (or closest similar pocket)
Sold comps only (not active/pending)
Last 6 months (12 months only if low volume)
Similar bed/bath + similar style
Size window: aim for ±15–20% of subject sq ft

This calculates $/sqft per comp, avg + median $/sqft, and a suggested ARV range using your Sq Ft field.

Tip: Set your subject Sq Ft in Deal Basics first, then come back here.

How many comps?

3 comps 5 comps

Use value

Comp 1

Sale Price ($) Sq Ft Sold Date (optional) Adjustment Notes (optional)

Comp 2

Sale Price ($) Sq Ft Sold Date (optional) Adjustment Notes (optional)

Comp 3

Sale Price ($) Sq Ft Sold Date (optional) Adjustment Notes (optional)

Comp 4

Sale Price ($) Sq Ft Sold Date (optional) Adjustment Notes (optional)

Comp 5

Sale Price ($) Sq Ft Sold Date (optional) Adjustment Notes (optional)

Enter 3 (or 5) comps and click Calculate ARV from Comps.

Rental / BRRRR

Monthly Rent ($) ? Taxes + Insurance (monthly) ($) ? Other Monthly Costs ($) ? Management (%) ? Vacancy (%) ? Maintenance Reserve (%) ? Property Type ? Property Age ? Use vacancy/maintenance caps (based on type + age) Down Payment (%) ? Interest Rate (%) ? Term (years) ?

Rent Growth (%/yr) ? Expense Growth (%/yr) ? Hold Years ? Appreciation (%/yr) ? Selling Costs (%) ? Exit Scenario ?

Refinance / Cash-Out

LTV (%) ? New Rate (%) ? New Term (years) ? Refi Costs (%) ?

Rental outputs include mortgage (P&I), NOI, cash flow, DSCR, cash-on-cash, and your selected exit scenario.

Risk Score ?

Foreclosure Risk Score

Check what applies. “Deal Killers” trigger an automatic PASS warning. Risk score also tightens your targets (MAO / DSCR).

Confidence Meter

Confidence: 0%

Risk Flags (weighted)

Deal Killer: Title / lien status unknown Deal Killer: Occupancy unknown (tenant/owner/squatter) Deal Killer: No interior access / cannot inspect Deal Killer: Major foundation/structural concern Delinquent taxes / assessments unclear HOA exists or HOA status unknown Utilities off / winterization risk Sewer line unknown / backup signs Mold/asbestos/odor risk suspected Comps are weak / ARV uncertain

Verified (boosts confidence)

Title search ordered / reviewed Occupancy verified Interior access confirmed / photos available Repair budget supported by bids or detailed scope Sold comps checked (3–5 comps) Funds/timing verified (cash, deposits, deadlines)

Risk Score

0

Status

LOW ✅

Adjusted targets will appear here.

Next Steps (auto)

Check items to generate next steps.

Note: Risk Engine updates your calculator guidance automatically when you run “Calculate” in Deal Basics.

Toolkit

Roadmap

Beginner Steps

Learn comps + ARV
Practice repair estimates
Start with REO / MLS
Build agent + contractor
Only then consider auctions

Auction Safety

Do Not Bid Without

Title search / liens check
Drive-by neighborhood review
Strict max bid (MAO)
Cash timing verified
Plan for surprises

Beginner Checklists + Templates

Practical Deal Analysis Guides

📊 Comps + ARV Checklist

✔ Same neighborhood
✔ Similar property style
✔ Sq Ft within ±15–20%
✔ Sold recently

🔧 Repair Scope Template

Exterior Scope

☐ Roof / shingles (missing, curling, leaks)
☐ Gutters / downspouts (draining away from house)
☐ Siding / trim (rot, gaps, water damage)
☐ Windows / exterior doors (broken seals, drafts, rot)
☐ Paint (peeling, lead paint risk on older homes)
☐ Foundation / grading (cracks, settling, water pooling)
☐ Driveway / walkway (trip hazards, major cracks)
☐ Porch / deck / steps (loose boards, rot, rails)
☐ Fence / yard / trees (leaning, hazards, cleanup)
☐ Exterior lights (working, safe wiring)

Tip: Exterior issues often hide water problems. If you see stains, assume more damage until proven otherwise.

Notes (Exterior)

Systems Scope

☐ HVAC (age, function, rust, odd smells/noise)
☐ Electrical panel (brand issues, corrosion, double taps)
☐ Outlets / switches (GFCI where needed, dead outlets)
☐ Plumbing supply lines (leaks, old galvanized, pressure)
☐ Drains / sewer risk (slow drains, backups, belly risk)
☐ Water heater (age, leaks, venting)
☐ Appliances (if staying) (test, missing, damaged)
☐ Insulation / ventilation (attic airflow, moisture)
☐ Smoke / CO detectors (present + working)

Tip: Big-ticket systems are where beginners lose money. If unsure, budget conservative or get pro quotes.

Notes (Systems)

Interior Scope

☐ Drywall (holes, cracks, water stains)
☐ Paint (walls/ceilings, odor sealing if needed)
☐ Flooring (carpet, LVP, hardwood condition)
☐ Kitchen (cabinets, counters, sink, leaks)
☐ Bathrooms (tub/shower, tile, fans, leaks)
☐ Interior doors / trim (missing, damaged)
☐ Lighting fixtures (missing, unsafe, outdated)
☐ Stairs / railings (code + safety)
☐ Basement/crawlspace (moisture, mold smell, cracks)

Tip: Interior is easiest to underestimate. If it smells like smoke/pets/mold, plan extra cleanup + sealing.

Notes (Interior)

Safety / Red Flags

☐ Active leaks / standing water
☐ Mold indicators (strong musty odor, visible growth)
☐ Structural concerns (major foundation cracks, sloping floors)
☐ Electrical hazards (open junctions, burnt outlets, exposed wires)
☐ Gas smell / improper venting (leave + call pro)
☐ Missing handrails / trip hazards (liability risk)
☐ Broken windows/doors (security risk)
☐ Pest signs (droppings, nests, damage)
☐ Unsafe stair/porch/deck (collapse risk)

Tip: If you check any red flags, treat the deal as “higher risk” and require inspections/quotes before committing.

Notes (Safety)

🏡 REO / MLS Strategy

Start with inspectable properties.

👥 Build Your Team

Agent • Contractor • Title • Lender

⚠ Auction Safety Rules

Never bid without title research.

Help

How to Use This Software

Deal Basics: Enter Purchase Price, Repairs, Holding Costs, Closing Costs, Buffer, and Sq Ft.
Comps + ARV: Enter 3–5 sold comps and click Calculate ARV from Comps.
Send ARV: Click Send ARV to Calculator to push ARV to Deal Basics.
Calculate: Go back to Deal Basics and click Calculate to see results.
Risk Engine: Check risk flags + verified items to get a risk score and next steps.
Toolkit: Use checklists + Repair Scope notes to document what you see and what you need to verify.

Examples: Foreclosure Flip + Rental (6 Total)

Use these to learn how your numbers affect profit/cash-flow. Then check the Risk Engine to avoid surprises.

✅ Example A — Better Deal (Some Margin)

3/2 • 1,400 sq ft

Purchase: $150,000
Repairs: $25,000
Holding: $8,000
Closing: $5,000
Buffer: $5,000
ARV: $210,000

Result:
Total Investment ≈ $193,000
Profit ≈ $17,000
Notes: Verify repairs + ARV. Small cushion means surprises can erase profit.

⛔ Example B — Bad Deal (No Margin)

3/2 • 1,400 sq ft

Purchase: $175,000
Repairs: $35,000
Holding: $12,000
Closing: $7,000
Buffer: $8,000
ARV: $210,000

Result:
Total Investment ≈ $237,000
Profit ≈ -$27,000
Notes: This loses money on paper. Strong sign to PASS unless ARV is proven higher or price drops a lot.

Added Examples (Flip + Rental)

✅ Flip Example C — Stronger Margin

3/2 • 1,400 sq ft

Purchase: $135,000
Repairs: $22,000
Holding: $7,000
Closing: $5,000
Buffer: $6,000
ARV: $215,000

Goal: Better cushion so surprises don’t wipe out the deal. Still verify ARV + repairs.

⛔ Flip Example D — Too Thin / Tight

3/2 • 1,400 sq ft

Purchase: $165,000
Repairs: $30,000
Holding: $10,000
Closing: $6,000
Buffer: $6,000
ARV: $215,000

Warning: Thin margin—one surprise can flip it negative. Usually PASS unless price drops or ARV is proven higher.

✅ Rental Example E — Cash Flow + DSCR

3/2 • 1,400 sq ft

Purchase: $140,000
Repairs: $20,000
Holding: $0
Closing: $4,000
Buffer: $3,000
ARV (optional): $175,000

Rent: $1,650/mo
Taxes+Ins: $250/mo
Other: $50/mo
Mgmt: 10% • Vacancy: 5% • Maint: 8%
Down: 20% • Rate: 7.25% • Term: 30yr

Goal: Positive monthly cash flow and DSCR near/above the risk-adjusted target.

⛔ Rental Example F — Negative Cash Flow

3/2 • 1,400 sq ft

Purchase: $175,000
Repairs: $20,000
Holding: $0
Closing: $5,000
Buffer: $3,000
ARV (optional): $185,000

Rent: $1,350/mo
Taxes+Ins: $320/mo
Other: $75/mo
Mgmt: 10% • Vacancy: 7% • Maint: 10%
Down: 10% • Rate: 7.75% • Term: 30yr

Warning: Weak rent vs payment/expenses = negative cash flow and weak DSCR. Usually PASS unless price drops or rent is proven higher.

Tip: After loading an example, go to Risk Engine and mark what’s verified vs unknown.

Key Terms

ARV (After Repair Value): Estimated market value of the property after repairs are completed. Usually based on recent sold comps.

Total Investment: Purchase Price + Repairs + Holding Costs + Closing Costs + Buffer.

Profit: ARV − Total Investment. This is the estimated money left after selling the property.

ROI (Return on Investment): Profit ÷ Total Investment. Shows how efficient the deal is as a percentage.

Holding Costs: Costs paid while owning the property before resale or refinance. Examples include utilities, insurance, property taxes, interest, lawn care, and maintenance.

Purchase Price: The amount paid to acquire the property. For auctions this may include buyer premiums or fees.

Repair Budget: Estimated cost to fix the property so it can be sold or rented. Includes labor, materials, permits, and contractor costs.

Buffer (Contingency): Extra money set aside for unexpected repairs, delays, or cost overruns. Beginners should always include a buffer.

Closing Costs: Transaction costs paid when buying or selling property. Examples include title fees, recording fees, escrow fees, and lender costs.

Comps (Comparable Sales): Recently sold properties similar in size, condition, and location used to estimate ARV.

MAO (Maximum Allowable Offer): The highest price an investor should pay for a property while still maintaining a safe profit margin.

Equity: The difference between the property's value and the amount owed on it.

Cash Flow: Monthly rental income minus all expenses (mortgage, taxes, insurance, maintenance, vacancy, etc.).

NOI (Net Operating Income): Rental income minus operating expenses, not including mortgage payments.

DSCR (Debt Service Coverage Ratio): NOI ÷ Mortgage Payment. Lenders often require DSCR of around 1.20 or higher.

Vacancy Rate: Estimated percentage of time the property may be vacant and not producing rent.

Maintenance Reserve: Money set aside for ongoing repairs such as appliances, plumbing, roof, or HVAC over time.

Property Management: Cost of hiring a company to manage tenants, collect rent, and handle maintenance.

Refinance (Refi): Replacing the current loan with a new one, often used in BRRRR strategies to pull out invested capital.

BRRRR Strategy: Buy, Rehab, Rent, Refinance, Repeat. A long-term rental strategy used to recycle capital into additional properties.

Educational tool only. Always verify ARV, liens, taxes, occupancy, and repair scope before purchasing property.