Deal calculator
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Interest is estimated on funds actually drawn: purchase money for the full term, rehab money for about half of it, because draws are released as work is inspected. A lender charging on the full balance from day one would cost you .
DSCR compares gross rent to the full housing payment. Vacancy, management and repairs are not in the ratio, which is why a property can qualify on paper and still run thin in real life.
How a lender arrives at your loan amount
Three ceilings get calculated, and the smallest one wins. That is the whole trick, and it is why borrowers who budget off a single percentage are so often short at the closing table.
Loan to value measures against what the property is worth today, as it sits. Loan to cost measures against what you are putting into it, purchase plus rehab. Loan to ARV measures against what it will be worth finished. A lender advertising one hundred percent of cost still caps the same loan at seventy percent of ARV, so where the rehab is generous relative to the resale price, the ARV ceiling binds first and you bring the difference.
Move the two cap fields above and watch which one controls. When the ARV cap binds, more rehab spending does not get you more loan. It comes out of your pocket.
Have a deal on the table?
Send the address, the numbers and your exit. Our lending partner's team reviews it and tells you whether it fits and on what terms. The lender makes every credit decision.
What the calculator cannot see
Every number above is a projection, and four things move them in the real world.
The appraisal. Your ARV is an opinion until an appraiser or a broker price opinion agrees with it. Come in ten percent under and the loan shrinks by seventy cents on every dollar of that miss.
The draw schedule. Rehab money is reimbursed after work is completed and inspected, not advanced before it starts. You need working capital to reach the first inspection, and that cash is not in the loan.
Days on market. The term is your real deadline. If the calculator says eight months and the house sits for five after a four-month rehab, you are into extension territory, and an extension usually means a fee on top of continuing interest.
The contingency you did not budget. Ten to fifteen percent on top of the rehab number is standard for a reason. Add it to the rehab field rather than discovering it in month three.
A worked example
Take the defaults loaded above: a house at $185,000, $55,000 of rehab, $330,000 finished. Total cost is $240,000. Ninety percent of cost is $216,000. Seventy percent of ARV is $231,000. The cost ceiling is lower, so the loan is $216,000 and you bring $24,000, plus $4,320 in points and $3,500 in closing costs. That is $31,820 at the closing table.
Hold it eight months at 11.5 percent and interest runs about $14,500 on the funds actually drawn. Holding adds $3,600 and selling takes $26,400. Roughly $37,700 is left, on about $49,900 of your cash, which is a 76 percent return in eight months.
Notice what the calculator flags anyway: at $185,000 the purchase price sits $9,000 above the seventy percent ceiling. The deal is still profitable. That is the honest relationship between the rule and reality. It is a screen that saves you time, not a verdict.
Now change one number. Drop the ARV to $300,000, a single optimistic comp corrected. Profit falls from $37,700 to $10,700, and the cash you must bring rises from $31,820 to $37,700, because the ARV cap now binds before the cost cap and the lender advances less. A $30,000 error in your comps costs $27,000 of profit and demands $5,880 more of your own money.
The defaults above are a generic example. Through our lending partners, fix and flip, rehab and bridge loans are priced from 12.99 percent plus 2.99 points as standard, so enter 12.99 and 2.99 to see that cost on your deal. They lend up to 100 percent of cost and up to 70 percent of after-repair value, whichever is lower, on loans from $50,000 with a 600 minimum credit score. Borrowers who have paid off two loans with the lending partner in good standing can qualify for 10.99 percent plus 1.99 points. Their DSCR rental loans run from $75,000 to $2 million, up to 80 percent of value on a purchase, with no minimum credit score. Dominion Hard Money does not lend its own funds; it arranges financing through third-party lending partners, and the lender sets the final terms.
Get your deal reviewed
Answer these and your deal goes to our lending partner's team, who will contact you about whether it is fundable and on what terms. By sending it you agree to your details being shared with them. Investment property only: our lending partners do not finance a home you will live in.
Got it.
Thank you. Your details are on their way to our lending partner's team, who will contact you shortly.
Calculator questions
Are hard money loan payments interest only?
On short-term flip and bridge financing, usually yes: monthly interest, with the principal repaid in one payment when the property sells or refinances. The DSCR tab is the amortizing one, because those loans are held for years.
How much is a point on a hard money loan?
One point is 1 percent of the loan amount, paid at closing. Two points on a $216,000 loan is $4,320; at our lending partners' standard 2.99 points it would be about $6,460. It is a real cost of capital and it belongs in your profit math.
What is the 70 percent rule in house flipping?
A rule of thumb that your purchase price should sit at or below 70 percent of the after-repair value minus the rehab budget. If a deal fails it badly, the usual answer is that the purchase price is too high rather than that you need a more generous lender.
Does this calculator check my credit?
No. Nothing typed into it leaves your browser. Credit only comes into it if you submit a deal through the form, and the lending partner explains its process before anything is pulled.
What DSCR do I need to qualify for a rental loan?
Each lender sets its own minimum. The calculator treats 1.25 as comfortable coverage and 1.00 as break-even, because below 1.00 the rent does not cover the payment and fewer lenders will go there. Ask the lender for its threshold on your property type.
Dominion Hard Money does not lend its own funds; it arranges financing through third-party lending partners. All financing is arranged for business purposes only and secured by non-owner-occupied investment property. Not a commitment to lend. All loans subject to underwriting, property review, and approval by the lender. Terms vary by property, borrower experience, and exit strategy.