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Free wholesale offer calculator

MAO calculator that turns your number into a signed offer

Get your offer with the 70% rule. Then send it to the listing agent on your state approved MLS contract, signed, with proof of funds. That’s the offer agents present to sellers and take seriously.

1
Run your numbers
Type the address. We pull the size, value and a rehab estimate.
2
We fill your state approved MLS contract
Owner, parcel, legal description and your price, filled from the address.
3
Send it to the listing agent
From your own Gmail, with proof of funds. See the moment they open it.

Start from an address

3 free lookups

Your numbers

Repairs
type it, or look up the address
1,500 sq ft × $35 = $52,500
70% of ARV

70% is the classic rule. Hot markets often run 75%, slower ones 65%.

Your offer

Offer price
$147,500
70% of ARV
$210,000
Minus repairs
-$52,500
What a cash buyer pays (MAO)
$157,500
Minus your fee
-$10,000
Your offer
$147,500

Send $147,500 to the listing agent on your state approved MLS contract, filled in and signed, with proof of funds attached.

Look up the property first so we can find the listing agent.

How to calculate MAO with the 70% rule

MAO (maximum allowable offer) is the most a cash buyer can pay and still make money on a flip. The 70% rule is the common shortcut: 70% of the after repair value, minus repairs. If you wholesale, take your fee off that number to get your own offer.

MAO = ARV × 70% − repairs
Your offer = MAO − your wholesale fee

Example: a $200,000 ARV with $30,000 in repairs gives an MAO of $110,000. With a $10,000 fee, your offer is $100,000.

On a listed property, the number is only half the job. The offer that gets presented is the one on the state approved MLS contract the agent already works with, signed, with proof of funds. The guide to sending offers on MLS listings walks through the rest, and the days on market guide shows which listings to run through the calculator first.

FAQ

What is MAO in real estate?

MAO is the maximum allowable offer: the most a cash buyer can pay for a property and still make money after repairs. Wholesalers work out MAO first, then take their fee off it to get their own offer.

How do you calculate MAO with the 70% rule?

Multiply the after repair value (ARV) by 70%, then subtract the repairs. A $200,000 ARV with $30,000 in repairs gives an MAO of $110,000. With a $10,000 wholesale fee, the offer is $100,000.

Is the 70% rule the same as MAO?

The 70% rule is one way to work out MAO. Some buyers use 65% in slower markets or 75% in hot ones, which is why the calculator has a slider.

How do I estimate repairs for a wholesale deal?

A quick estimate by square foot works for a first offer: about $20 for a light rehab, $35 for medium, $50 for heavy and $70 for a full gut. Use your contractor’s number when you have one.

Where does the ARV come from when I type an address?

From the property’s estimated value. Treat it as a starting point and check it against recent renovated sales nearby before you send an offer.

Is the calculator free?

Yes. The calculator is free with no sign-up, and you get 3 free address lookups a day. The full seller report comes with a free trial.