Built for Real Estate Wholesalers
Wholesale Calculator — Know Your Offer to Seller in Seconds
Enter any address. Get ARV from real market comps, set what your end buyer needs to earn, add your assignment fee — and the Offer to Seller appears instantly.
Know what you can offer while the seller is still on the phone
Example uses public listing data for illustration. See disclaimer.
Stop guessing at what a cash buyer will pay. Back-solve the investor price from the return your buyer actually needs, size your assignment fee against ARV, and walk into every seller conversation with a number you can defend.
How the Wholesale Calculator Works
Only the property details and your assignment fee are required — everything else is optional
Enter Property Details
Address, bedrooms, bathrooms, and square footage — then toggle Wholesaling mode
Get ARV & Rent Automatically
We analyze comparable properties to estimate After Repair Value and monthly rent
Set Buyer Criteria & Your Fee
Pick the end buyer's exit strategy, their minimum return, and your assignment fee
Get Your Offer to Seller
Investor price minus your fee — plus a buyer-ready PDF and shareable link
Offer to Seller = Investor Price − Your Assignment Fee
Most wholesale calculators stop at “70% of ARV minus repairs.” Ours starts with the return your end buyer actually needs and works backwards to the price that delivers it.
Step 1
After Repair Value from Real Comps
ARV is estimated from comparable properties near the subject with similar size, beds, and baths. Review every comp, exclude the ones that don't match a renovated home in the same neighborhood, or edit the ARV directly.
Estimated using a third-party market analysis model. Not a formal appraisal.
Step 2
Investor Price Back-Solved from Buyer Return
Set the End Buyer Minimum Return (10–35%). The calculator finds the highest price your buyer can pay — after repairs, closing, holding, and selling costs — and still hit that return. Slide the target up, the price comes down. That's your buyer's maximum allowable offer.
Fix & Flip exit: target is the flipper's ROI at resale
Buy & Hold exit: target is the landlord's cash-on-cash return from rent
Step 3
Subtract Your Fee — Get the Offer to Seller
Enter your assignment fee (defaults to $5,000) and the Wholesale Breakdown card shows the investor price, your fee, and the Offer to Seller — the number you present to the owner. Edit the fee or the investor price inline and everything recalculates.
From an Address to an Offer You Can Defend
No formulas to memorize, no spreadsheet to maintain. Type an address and Smart Rental Investor does the part that usually costs you the deal.
Deal Analysis
Stop Guessing at the Number You Give the Seller
Wholesalers lose money two ways: offering too much and killing their own fee, or offering too little and watching a competitor tie up the contract. Smart Rental Investor's wholesale analysis removes the guesswork from both — you get the highest number you can safely offer, with your fee already carved out and your buyer's return still intact.
- No formulas to remember and no spreadsheet to maintain — the offer is worked out for you
- Your fee is protected: it comes out of the investor price, never out of your buyer's margin
- See the deal the way your buyer will see it, so you know they'll say yes before you pitch
- Change any number mid-conversation and the whole deal re-prices while the seller is still on the phone
Market Comparables
Win the Argument About What the House Is Worth
Every cash buyer challenges the after-repair value, because their entire return rests on it. Walking in with the actual sales behind your number — and the ability to throw out the ones that don't belong — is the difference between a negotiation and a lecture.
- Answer the buyer's first objection with evidence instead of your opinion
- Drop a comp that doesn't belong and your offer corrects itself — no re-doing the math
- The proof travels inside every report you send, so you explain it once and never again
Rental Estimates
Save the Deal When Your Flipper Walks Away
A contract you can't assign costs you your earnest money and your reputation. When no flipper bites, Smart Rental Investor prices the same property again for a landlord instead — so one deal reaches two completely different sets of buyers rather than dying with the first no.
- Turn a contract nobody wants to flip into one a landlord will buy
- Pitch buy-and-hold investors in the numbers they actually underwrite
- Two buyer lists for the same contract you already tied up
Investor Activity
Find Out Your Price Is Too High Before Your Buyer Does
Nothing burns a buyers list faster than sending deals that don't pencil. Smart Rental Investor checks your price against what investors actually paid for houses near that one — and when you're out of line, it says so while it still costs you nothing to fix.
- Catch an optimistic value before it costs you a relationship on your buyers list
- Work a market you've never bought in and still price it like a local
- Know what your competition is paying, so you neither overpay nor get outbid
One Deal, Two End Buyers — Flippers and Landlords
A flipper and a buy-and-hold investor will pay different prices for the same house. Switch the End Buyer Exit Strategy and the calculator re-solves the offer for that buyer's math.
Fix & Flip Exit
Your buyer rehabs and resells at ARV. The investor price is the most they can pay and still clear their minimum ROI after every cost in the deal.
- Investor price, net profit, ROI, and annualized ROI for the end buyer
- Itemized cost breakdown — purchase, repairs, contingency, closing, holding, commissions, financing
- Market Comparables, Rental Estimates, Investor Activity, and AI Insights tabs
- Edit the ARV and the investor price and Offer to Seller re-solve instantly
Buy & Hold Rental Exit
Your buyer keeps the property and rents it. The investor price is back-solved from the rent estimate so the landlord hits their target cash-on-cash return — ARV is shown for reference only.
- End Buyer Cash Flow card — monthly and annual cash flow at the investor price
- Assumes a 30-year conventional mortgage at 7%, 20% down, plus vacancy, repairs, capex, and management reserves
- Full Cash Flow Analysis and Multi-Year Projections tabs, just like a rental analysis
- Edit the rent estimate and the offer re-solves for the new cash flow
Charge What the Deal Can Actually Carry
Most wholesalers pick a round number and hope. Find out whether yours is low for a deal this size before you leave money on the table — or high enough that your buyer quietly stops answering.
Know What a Good Fee Looks Like
Pick the tier you want to earn and the fee is set for you — no benchmark hunting in forums. On a $250,000 ARV that works out to:
Don't Price Your Buyer Out of the Deal
A bigger fee is only worth it if the deal still closes. When the end buyer's profit margin drops below a 15% ROI, the calculator flags it and shows the investor price that restores a healthy margin.
- Low buyer profit margin warning with the buyer's actual ROI
- Suggested investor price to get the buyer back to 15%
- Your fee comes out of the investor price — never stacked on top of it
Run Numbers While the Seller Is Still on the Phone
Address in, Offer to Seller out — in under 60 seconds. Only the property details and your fee are required; rehab, timeline, and financing can be filled in later.
- Data-backed ARV and comps in front of you during the call
- Every analysis is saved — reopen and edit any deal later
- Same tool handles your own flips — switch modes with one click
Never Send the Wrong Numbers to the Wrong Person
The riskiest part of assigning a contract is that the seller and the buyer must never read the same page. You write the deal once and get three documents, each already safe for who is holding it.
Copy 1 — Full Analysis
Remember Exactly How You Got to Your Number
Six weeks after you tie up a contract, a buyer asks you to justify the price and you can't recall what you assumed. Smart Rental Investor keeps the whole underwrite on file for you — and it is what you hand a partner or a lender when you need someone else to fund the deal.
Everything you need to defend the deal weeks later, or to bring a JV partner in on it — ready to send without editing a thing.
Click any page to enlarge it.
Copy 2 — Seller Copy
Get to a Yes Without Defending Your Offer
Sellers rarely reject a low offer — they reject an offer they don't understand. Hand them something that makes the case for you and the conversation moves to closing dates instead of a debate you have to win on the phone.
Everything the owner needs to say yes — and nothing that would prompt them to ask what you are making on it.
Click any page to enlarge it.
Copy 3 — End Buyer Copy
Be the Wholesaler Whose Deals Get Opened First
Your buyer gets a dozen texts a day with three numbers in them. Send a document instead and you stop competing on who messaged first — they can evaluate it in seconds and start calling you before the others.
Everything your buyer needs to commit, with your assignment fee and the seller's price kept out of it.
Click any page to enlarge it.
Custom Branding
Look Like a Company, Not Someone With a Spreadsheet
Sellers and cash buyers decide whether to take you seriously before they read a single number. Fill in your business once and every document you hand them arrives under your name — so a first-time seller sees a real operation, not a forwarded printout from software they've never heard of.
- Win trust on the doorstep — your name and contact details are on every page they hold
- Set it up once in about a minute and never think about it again
- Borrow credibility with your buyers by showing the numbers came from a third-party tool — and keep that off the seller's copy, where it would only raise questions
- Nothing to design and no one to hire — you are not paying for a template or a VA
A Second Opinion Before You Sign the Contract
Most wholesalers learn what was wrong with a deal after their earnest money is already at risk. Smart Rental Investor tells you beforehand — in plain English, with what to do about it.
Know Where the Deal Stands
A straight answer on whether this one is worth your time, so you can drop the weak deals early and put the hours into the good one.
See the Problem Coming
The things that sink assignments — a thin repair budget, a timeline that slips — are named while you can still renegotiate, along with how to handle each one.
Take the Most Profitable Exit
If the property is worth more to a landlord than a flipper, you find out before you market it to the wrong list.
One Deal, Three Links, No Way to Send the Wrong One
Attachments get forwarded and screenshots get misread. A link opens the right version for whoever you sent it to — and you can take it back.
Share This Report
Take the Risk Out of Hitting Send
Assigning a contract means handling two people who must never see the same page, usually at nine at night on your phone. Picking the audience first means the document is already redacted for them — one less thing to get wrong when you're tired.
- Choose who it's for and the link is already safe — you can't leak your fee to a seller by accident
- Nobody has to sign up or install anything to read it
- Deal fell through? Revoke the link and it stops working immediately
- Hide the street address until you trust the person you sent it to
What the Seller Opens
Let the Owner Read Your Offer at the Kitchen Table
The property owner gets it on your own letterhead, and it answers the question every seller asks — why so low? — before they ask it. Nothing in it hints at what you make when it closes.
- Opens on any phone, so you can walk them through it while you're standing there
- Makes the case for your price so you don't have to argue it line by line
- Shows them what they're spared — repairs, commission, showings, a buyer's financing falling through
What the End Buyer Opens
Give Your Buyer Everything They Need to Say Yes
Cash buyers pass on deals they can't verify quickly. Giving them the price, the value and the work required in one place is what turns a maybe into a signed assignment — while what the seller is being paid stays your business.
- They can size up the opportunity in seconds instead of rebuilding your math
- Fewer follow-up questions in your inbox, faster assignments
- You look like the wholesaler worth staying on the list for
Simple, Transparent Pricing
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New to Wholesaling? Start with the Guides
Learn the wholesale formula, how to size your assignment fee, and a step-by-step underwriting process — with worked examples and scripts for seller calls.
Flipping the property yourself? Use the Fix and Flip Calculator — same tool, one click away.
Why a Wholesale Calculator Matters Before You Lock Up a Contract
Wholesaling real estate looks simple from the outside — get a property under contract, assign the contract to a cash buyer, collect a fee. The hard part is the number. Offer too much and no investor will take the assignment; offer too little and the seller walks; size your assignment fee wrong and you either leave thousands on the table or price your buyer out of the deal. A wholesale calculator exists to get that number right while the seller is still on the phone, using data instead of a rule of thumb.
The traditional wholesale formula — ARV × 70% minus repairs minus your fee — treats every buyer the same. Real buyers are not the same. A flipper needs a specific return after rehab, holding and selling costs; a landlord needs a specific cash-on-cash yield from rent. A wholesale real estate calculator that starts from the end buyer's required return and works backwards gives you an investor price you can defend to that buyer, an Offer to Seller you can defend to the owner, and a clear view of the assignment fee in between — then packages it as a deal analysis your buyers list can evaluate in a minute.
What Is the Wholesale Formula?
Offer to Seller = Est. Investor Price − Assignment Fee. The Est. Investor Price is your end buyer's maximum allowable offer — the most they can pay after repairs, closing, holding and selling costs and still hit their minimum return. The calculator back-solves that price from an After Repair Value estimated from market comparables and the return target you set (10–35%), so the offer moves with the buyer's math instead of a fixed percentage.
How Much Should an Assignment Fee Be?
A common benchmark grades the fee as a share of ARV: around 10% is excellent, 7% good, 5% fair, 3% marginal — on a $250,000 ARV that is $25,000 down to $7,500. The right fee is also bounded by the buyer: if it pushes their margin below a 15% ROI, experienced investors pass. The Assignment Fee Quality gauge scores your fee against ARV and warns you when the buyer's profit gets thin.
Flip Buyer or Rental Buyer — Why It Changes the Offer
A flipper values the house by what it sells for after renovation, so the investor price is driven by ARV. A buy-and-hold investor values it by what it rents for, so the investor price is driven by the rent estimate and the cash-on-cash return they need — ARV is only context. Switching the end buyer's exit strategy in the calculator re-solves the same property for the buyer you actually have on your list.
Why Send Buyers a Deal Package Instead of a Text?
Cash buyers choose between several wholesalers' deals every week, and they rebuild the numbers on each one. A deal that arrives with the ARV, comps, an itemized cost breakdown and the buyer's projected profit and ROI is the one they can say yes to without opening a spreadsheet. The Investment Opportunity PDF and shareable report link turn your analysis into that package in one click.
Wholesale Calculator FAQ
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Know your investor price, your fee, and your Offer to Seller before you pick up the phone — and send buyers a deal they can say yes to.
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