Wholesale deal analyzer.
One sheet for one deal: your maximum allowable offer, how much room your contract price leaves, what your cash buyer pays, and whether there is still enough profit in it for them to close. A deal that only works for you does not close. Built for real estate investors in the United States, Canada, the UK and Europe. Pick your currency; the math is the same everywhere.
The formula
Worked example
A house with a $250,000 ARV needs $40,000 of repairs. At a 70% rule and a $12,000 fee, MAO is $123,000. You contract at $115,000, which leaves $8,000 of room. Your buyer pays $127,000, spends $40,000 on repairs and $25,000 on closing, holding and selling, for an all-in of $192,000. Sold at ARV, the buyer keeps $58,000, a 30.2% return on cost.
Questions
What is MAO in real estate wholesaling?
MAO (maximum allowable offer) is the highest price you can put a property under contract for and still leave room for your end buyer's profit and your own fee. The common starting formula is ARV × 70% − repair costs − your wholesale fee.
What is a good assignment fee?
There is no fixed number. The fee works when the buyer still has enough profit to take the deal. A useful check is the buyer's return on cost after your fee: if it drops below what active buyers in your market accept, the fee is too big for that deal.
What is the 70% rule?
A rule of thumb that a buyer should pay no more than 70% of the after-repair value minus repairs. It leaves room for closing, holding and selling costs and the buyer's profit. It is a starting point, not a law: adjust the percentage to what buyers in your market actually pay.
Should the wholesale fee come out of MAO?
Yes. Your end buyer's number is ARV × rule % − repairs. Your fee sits on top of your contract price, so your own maximum offer is the buyer's number minus your fee.
Why check the buyer's profit, not just my MAO?
Your MAO tells you what to offer the seller. The buyer's profit tells you whether the deal will sell. Deals that clear your MAO but leave the buyer a thin margin are the ones that sit, get renegotiated or fall out.
Where should the ARV and repair numbers come from?
ARV from recent sold comparables near the property with similar size, age and condition after repairs; active listings and automated estimates are a cross-check, not the number. Repairs from a walkthrough with a contractor or a repair estimate sheet, plus a contingency. The analyzer is only as good as these two inputs.
Can my CRM run this on every deal?
Yes. Put ARV, repairs, rule %, fee and contract price on the deal record as fields and the results as formula fields, so every rep makes offers from the same math and every lost deal shows why.
Related free tools
Assignment vs double close · Deal Leak Score · Cash buyers list template · Assignment fee guide · All free tools
Last updated October 2026. For planning only, not financial, tax or legal advice. Check figures with your lender, accountant or lawyer.
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