Underwrite deals with confidence: max allowable offer, rehab ROI, and rental cash-flow tools that keep you from overpaying.
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In real estate, you make your money when you buy. Overpay on the acquisition and no amount of rehab hustle earns it back. NerdyGirl University’s investor tools underwrite deals the way a disciplined buyer does — conservative, cash-flow-first, and repeatable.
The Maximum Allowable Offer (MAO) is the most you can pay and still hit your profit target. The Flip MAO Calculator applies an ARV haircut, the 70% rule, holding and closing costs, and your desired profit to produce a number you can defend — plus a ready-to-send offer letter. It keeps emotion and “this one’s different” optimism out of your acquisitions.
A property that appreciates but bleeds cash every month is a liability. The Rental Cash-Flow and Cash Flow Runway tools model rent, vacancy, capex reserves, debt service, and per-property P&L so you know which doors actually pay you before you close.
Real estate is one of the most tax-advantaged asset classes — depreciation, Schedule E, mileage, and cost segregation all matter. Our Deductions & Tax for Realtors and Property Management courses show how to capture them without inviting audit risk.
The classic starting point is the 70% rule: MAO = (ARV × 0.70) − repair costs. Tighten it further by subtracting holding costs, closing/selling costs, and your target profit, and by haircutting an optimistic ARV. The Flip MAO Calculator combines all of these into a conservative offer.
ARV is based on recent sold comparables — similar size, condition, and location, ideally within the last 3–6 months and a half-mile. Use the median of adjusted comps, then discount slightly to stay conservative. Never base a flip on the highest comp.
Many investors target at least $100–$200 per door per month after ALL expenses — including vacancy, repairs, capex reserves, property management, and debt service. The Rental Cash-Flow tool includes those reserves so the number is real, not just rent minus mortgage.
Flips held short-term are typically taxed as ordinary income (and can trigger self-employment/dealer treatment), not favorable long-term capital gains. Planning entity structure and expense tracking early matters — the real estate courses cover the distinctions.