Max Allowable Offer Analysis Made Easy

The FREE Investor-Grade Max Allowable Offer Calculator from Coastal Capital Funding.

Run real numbers on your next fix-and-flip in under 60 seconds. Built by Coastal Capital Funding — Providing Impeccable Service Second to NONE!

TRY THE CALCULATOR APPLY NOW FOR FUNDING
• FREE • INVESTOR-GRADE • FIX & FLIP MAO MATH

How the MAO Calculator Works

Five quick inputs. One investor-grade answer. The same math experienced flippers use to walk an offer in — instantly, with no account creation and no spreadsheets.

1

Property

Enter the subject property address, ARV, and your rehab budget.

2

Profit Target

Pick a profit goal: % of ARV (15–20% is standard) or a fixed dollar amount.

3

Holding

Layer in hold months, taxes, insurance, utilities, HOA, and maintenance.

4

Financing

Set LTV, rate, origination, and toggle Dutch vs. Non-Dutch interest.

5

MAO

See the maximum offer that protects your profit target — in real time.

Why Investors Trust the CCF MAO Calculator

Most online MAO calculators round corners on the inputs that decide whether a deal actually nets a profit. Ours doesn't. Built by a direct private lender, stress-tested against the same fix-and-flip loans we fund every week, with the assumptions a real underwriter will actually use.

The 70% Rule — modernized for today's market

The classic formula MAO = (ARV × 70%) − Rehab still works as a sanity check, but it ignores hard-money carrying costs, origination, and closing. Our calculator surfaces both numbers: the textbook MAO and the real-world MAO after every cost a flipper actually pays.

Hard-money loan structure that mirrors a real quote

Origination, non-lender, and other lender fees are broken out separately. Holding-period interest is computed accurately for both Dutch (interest on the full loan from day one) and Non-Dutch (interest only on the disbursed balance) — because the difference matters when you're comparing lenders.

Real rehab and contingency math — not just a flat assumption

Total rehab budget plus a configurable contingency buffer (10–15% is standard) flows into the carrying-cost model. If your rehab runs long or over-budget, the calculator shows you exactly how that erodes your profit so you know the buffer you need before you sign.

The full deal breakdown on one screen

  • Maximum Allowable Offer (MAO) and break-even purchase price
  • Total cash-to-close and total project cost
  • Projected profit and gross margin on ARV
  • Loan amount, down payment, origination, and non-lender costs

FAQs:

Is this calculator really free?
Completely free. No account creation, no credit card. The only ask is your name, email, and phone when you're ready to unlock the full results — so we can introduce ourselves if you ever need hard money for a flip.
What's the 70% Rule? Does it still apply?
The 70% Rule says: MAO = (ARV × 70%) − Rehab. It's a quick sanity check that most experienced flippers still use as a starting point. In hot markets it sometimes loosens to 75%; in deeply distressed deals it tightens to 65%. The calculator shows the textbook MAO alongside the real-world MAO that backs out hard-money costs — so you know what's truly safe to pay.
What rehab contingency buffer should I use?
10% is standard for cosmetic flips (paint, flooring, fixtures). 15–20% is more realistic for medium rehabs (kitchens, baths, mechanicals). For full guts or additions, plan for 20–25%. The calculator applies the buffer on top of your stated rehab budget so you see what your actual project cost will look like.
What's the difference between Dutch and Non-Dutch interest?
Dutch: the lender charges interest on the full loan amount from day one, even though rehab funds are drawn over time. Non-Dutch: interest is charged only on the disbursed balance, so you pay less during the rehab phase. Most hard-money lenders are Dutch by default. The calculator handles both so you can stress-test either quote.
What profit target should I aim for?
Most successful flippers target 15–20% of ARV as net profit. Below 10% and you're not being paid enough for the risk; above 25% and you'll struggle to win bids in a competitive market. The calculator lets you set the target as a percentage of ARV or a fixed dollar amount — whichever fits how you think about the deal.
Does Coastal Capital Funding actually fund fix & flip deals?
Yes — that's why we built this. We fund hard-money acquisition + rehab loans up to 95% LTV for experienced investors (5+ deals in the last 36 months), 90% LTV for 1–4 deals, and 100% rehab funding on most programs. Loan amounts $75K–$2 Million. Apply here to discuss a specific deal.

Built for serious flippers

Whether you're flipping your first house or your fiftieth, this calculator is built around the questions a hard-money underwriter actually asks before funding the deal.

First-Time Flippers

You've found the property and you have the rehab budget. Use this to back into the maximum offer that still protects your profit target.

Experienced Flippers

You're running multiple deals a year. The calculator stress-tests Dutch vs. Non-Dutch and full-iteration financing so your offer math holds up at closing.

Wholesalers & Agents

You need a fast, defensible MAO to bring your buyer or your client. Print the result and walk it into the offer with your numbers already in writing.

Ready to Get Started?

Start your application process by completing our online form.

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Questions first? Call 757-333-HOME (4663) or email info@coastalcapitalfunding.com