Deal Calculator
Are You Sure You Love That Ugly House?
Run your A-B and B-C numbers before you sign your contract.
Before you run the numbers: this tool only does math on what you type in. It doesn't verify your comps, condition, or costs, and it isn't tax, legal, or funding advice. RyanHasMoney.com isn't liable for decisions made using it — verify everything independently before you sign anything.
Enter Your Deal
Closing and funding costs roll into your total transaction/funding costs below.
EMD is typically credited or returned at closing, so the amount itself isn't treated as a cost in this model.
Unlike the EMD amount itself, the fee to fund it is real money out the door — so it's included in your total transaction/funding costs below.
Your Numbers
This calculator is an educational modeling tool, not a quote, promise, or offer of funding. Figures are illustrative. Your actual costs must be rebuilt from your closing statements, funding terms, taxes, fees, credits, and other deal-specific charges — prove the numbers before you rely on them.
The Framework
The Five Numbers You'll Keep Rebuilding
Every double close, no matter how it's dressed up, comes back to these five figures.
A-B Purchase Price
What you pay the original seller to acquire the property.
B-C Sale Price
What your end buyer pays you in the second closing.
Gross Spread
B-C sale price minus A-B purchase price. Before any costs.
Transaction / Funding Costs
Everything required to complete both closings and obtain the money.
Expected Proceeds Before Tax
Gross spread minus modeled costs. Still an estimate, not a result.
The Language Rule
Use gross spread before costs are estimated. Use expected proceeds before tax once costs have been estimated but closing hasn't happened yet. Use actual proceeds only after reconciliation, once the deal has actually closed. Don't call all three "profit" — the word hides which stage of certainty you're actually in.