MAO calculator,
on the 70% rule.

MAO is your maximum allowable offer: the most you can pay for a property and still cover repairs, holding, closing and selling costs with your profit intact. Investors set it before talking price, so the seller's number never sets theirs.

Multiply the after-repair value (ARV) by 70%, then subtract the repair estimate: MAO = 70% × ARV − rehab. On a $219,000 ARV with $84,500 of rehab, that's $153,300 − $84,500 = $68,800.

It's a rule of thumb, not a law. Investors in competitive markets, or on light cosmetic rehabs, often work at 75–80%. Heavy rehabs, slow markets or thin buyer pools call for 60–65%. The slider lets you test the same deal at each.

If you're wholesaling, yes. Your end buyer's MAO is the ceiling for the whole deal, so the price you offer the seller is that MAO minus your fee. Add the fee in the optional section and the as-is offer updates.

Traditionally, yes: the 30% left over is meant to pay holding, closing and selling costs plus profit. Only enter extra holding or closing costs if your deal has unusual ones, like a long hold or high taxes, or if you work at a higher rule %.

Use recent closed sales of renovated homes that match the property: similar size, age, beds and baths, close by. Asking prices and automated values are a starting point, not proof. The ARV is the number most likely to be wrong, so test the deal at a lower one.

It's a planning number from the home's age and size, not an inspection. The tiers here ($20, $40 and $70 per sq ft, with a $10,000 minimum) are the same ones OffMarket uses on every lead. Walk the property and get contractor bids before you commit.

Yes. No signup, and it runs entirely in your browser: nothing you type is sent to a server or stored. The numbers live in the page address, so you can bookmark a deal or share the link.