Wholesale Deal Calculator
Calculate your Maximum Allowable Offer, seller contract price, and assignment fee using the 70% rule. Adjust the rule percentage to match your market.
Deal Inputs
Enter the property details to calculate your max offer
Estimated value of the property once fully repaired
The '70% rule' most flippers use to set a max purchase price
Total estimated cost to bring the property to ARV condition
The profit you want to make on the assignment
Results
Based on the 70% rule
$140,000
What an end buyer should pay at most
$130,000
Contract price that leaves room for your fee
$10,000
7.7% of contract price
4.0%
Assignment fee as a share of ARV
Deal Breakdown
Rule Percentage Sensitivity
See how a stricter or looser rule percentage changes your max offer. The highlighted row shows your selected rule.
| Rule | Max Allowable Offer | Offer to Seller |
|---|---|---|
| 60% | $115,000 | $105,000 |
| 65% | $127,500 | $117,500 |
| 70% | $140,000 | $130,000 |
| 75% | $152,500 | $142,500 |
How to Use This Calculator
Follow these steps to price your next wholesale deal with confidence.
Enter the ARV
Input the After Repair Value based on comps for similar renovated properties in the area.
Add Your Repair Estimate
Enter the total cost to bring the property to that ARV condition, based on a walkthrough or contractor bid.
Set Your Assignment Fee
Choose the profit you want to make on the deal. This is subtracted from your Max Allowable Offer.
Get Your Offer Price
See the exact price to offer the seller, with room built in for your fee and your buyer's margin.
Frequently Asked Questions
Common questions about the 70% rule, MAO, and pricing wholesale deals.
What is the 70% rule in wholesaling?
The 70% rule says an investor should pay no more than 70% of a property's After Repair Value (ARV), minus repair costs. For a home worth $250,000 after repairs with $35,000 in repairs needed, the max allowable offer is $250,000 × 0.70 − $35,000 = $140,000. Wholesalers use this as the ceiling price an end buyer will accept, then negotiate a lower contract price with the seller to leave room for an assignment fee.
How do you calculate a wholesale assignment fee?
The assignment fee is the difference between what you contract the property for with the seller and what your end buyer pays to take over that contract. If your Max Allowable Offer is $140,000 and you contract with the seller at $130,000, your assignment fee is $10,000. Most wholesalers target $5,000 to $15,000 per deal, though fees can run higher on larger properties.
What is a good MAO for a wholesale deal?
A good Max Allowable Offer leaves enough margin that your end buyer (usually a flipper) can still hit their own profit target after repairs and holding costs. Most flippers use the 70% rule as their ceiling, so your MAO should sit at or below ARV × 70% − repairs. Offering below that ceiling, and locking in a lower contract price with the seller, is what creates room for your assignment fee.
Does the 70% rule work in every market?
No. The 70% rule is a starting point, not a fixed law. In competitive, high-appreciation markets some investors use 75-80% because they expect the ARV to keep climbing. In slower markets or on properties needing extensive repairs, investors often tighten to 60-65% to protect their margin. Always adjust the rule percentage to match your local market and buyer pool.
How accurate does my repair estimate need to be?
Your repair estimate should come from a walkthrough, not a guess, since it directly reduces your Max Allowable Offer. Underestimating repairs is the most common way wholesalers overpay sellers and then can't find an end buyer. When in doubt, estimate on the higher end or get a contractor's rough bid before locking in your offer price.
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Understanding the Wholesale Deal Formula
Wholesaling real estate comes down to one core question: how much can you offer a seller while still leaving room for your assignment fee and your end buyer's profit? The 70% rule gives you a repeatable starting point instead of guessing.
Start with the After Repair Value, apply your rule percentage, then subtract repair costs. That gives you the Max Allowable Offer, the ceiling price a flipper should pay. Subtract your desired assignment fee from that number, and you have the price to offer the seller.
Why the Rule Percentage Isn't Fixed
Some investors use 65%, others use 75%, depending on how competitive the market is and how much risk sits in the repair estimate. Use the sensitivity table above to see how a tighter or looser rule changes your offer before you lock in a number with a seller.
From Deal to Closed Contract
Running the numbers is only half the work. Once you know your offer price, the next bottleneck is finding enough motivated sellers to make offers to in the first place, which is what a consistent direct mail campaign is built to solve.
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