Know your max offer before you call the seller.
REIO runs every property on your list through the 70% rule, estimates the rehab, and builds a full profit pro forma with hard-money financing, holding costs and selling costs. You see which deals have room and which ones only work at a lower price.
Runs alongside REIO's rental analysis, so every listing is scored both ways.
| After-repair value | $300,000 |
| Rehab (1,500 sqft × $50) | $75,000 |
| Your offer | $130,000 |
| Room under the 70% ceiling | $5,000 |
The flip math, done for every listing
The same numbers you'd work out on a napkin or in a spreadsheet, applied consistently to the whole list, using your own assumptions.
70% rule maximum offer
Max allowable offer = 70% of the after-repair value, minus rehab. Every property shows its ceiling and how far your offer sits above or below it. Prefer 65% or 75%? Change the rule.
Rehab estimates
Pick a scope of work, light, moderate or heavy, priced per square foot ($25 / $50 / $75 by default), or type your contractor's number for a specific property.
After-repair value
Starts from the property's estimated value in your export, a conservative as-is figure. Enter your own comp-based ARV and every number on the page updates.
Hard-money financing
Loan-to-cost, interest rate and points are built in, so the projected profit already pays the lender. Paying cash? Turn financing off.
Holding & selling costs
Buy-side closing, property taxes, insurance, utilities and other carrying costs for the hold period, plus commissions and closing costs when you sell.
Profit, ROI & flip score
Projected profit, ROI on the cash you put in, annualized ROI and margin on ARV, rolled into a 0–100 flip score with a plain-English verdict.
Every line of the pro forma, shown
No black box. Here is a 1,500 sqft house with a $300,000 after-repair value, a moderate rehab, and a $130,000 offer, run through REIO's default assumptions.
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The offer clears the 70% ceiling by $5,00070% × $300,000 − $75,000 rehab = $135,000 maximum offer.
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$51,735 projected profit, a 17.2% marginAfter financing, holding and selling costs. The margin is profit as a share of the sale price.
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130.1% ROI on $39,765 of your cashWith 90% loan-to-cost financing you put in relatively little cash, so ROI runs high. Watch profit and margin too.
| Deal | |
| After-repair value (ARV)Your comp-based value | $300,000 |
| RehabModerate: $50/sqft × 1,500 sqft | $75,000 |
| Maximum allowable offer70% × ARV − rehab | $135,000 |
| Purchase priceYour offer | $130,000 |
| Costs | |
| Buy-side closing2% of purchase | $2,600 |
| Loan points2% of a $184,500 loan (90% of purchase + rehab) | $3,690 |
| Interest10% a year for 6 months | $9,225 |
| Holding costsTaxes, insurance, utilities and misc for 6 months | $3,750 |
| Selling costs8% of ARV: commissions, closing, concessions | $24,000 |
| Total project cost | $248,265 |
| Projected profit | $51,735 |
| Cash investedDown payment, closing, points, interest and holding | $39,765 |
| ROI / annualized | 130.1% / 260.2% |
| Flip score | 93 / 100 |
Find the flips worth a closer look
Upload a list and REIO runs the flip analysis on every property at once, then sorts by how much room each one has under the 70% ceiling.
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Rank by room under the ceilingThe properties with the most space between the asking price and your max offer rise to the top.
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Set the rehab level for the whole listScreen everything as a light, moderate or heavy rehab, then fine-tune individual properties.
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Override what you knowEnter your own ARV from comps, a contractor's rehab bid, or the price you plan to offer. Every number on the page updates.
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Clear flags"Meets the 70% rule", "Above 70% ceiling by $X", "Profit beats target", "Projected loss at these inputs": the verdict at a glance.
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From flip to offerMove a keeper into your team's deal pipeline and generate an offer letter.
Every assumption is adjustable
REIO starts with common screening defaults. Each analyst can change them in Settings to match their lender, their market and their targets, and every flip score updates.
Conservative by default. Until you enter a comp-based ARV, REIO uses the property's as-is estimated value, so many flips show thin margins or a loss at first. That's on purpose: a deal has to earn its place on your shortlist.
- Rule % (the '70% rule')
- 70%
- Hold period (months)
- 6
- Buy-side closing
- 2%
- Selling costs (of ARV)
- 8%
- Use hard-money financing
- Yes
- Loan-to-cost
- 90%
- Interest rate
- 10%
- Points
- 2%
- Insurance (of ARV / yr)
- 0.5%
- Tax fallback (of ARV / yr)
- 1.25%
- Utilities ($/mo)
- $150
- Misc ($/mo)
- $100
- Target profit ($)
- $30,000
- Target ROI
- 20%
- Rehab, light ($/sqft)
- $25
- Rehab, moderate ($/sqft)
- $50
- Rehab, heavy ($/sqft)
- $75
Fix and flip analysis questions
What is the 70% rule?
A quick screening rule for flips: don't pay more than 70% of the after-repair value, minus the cost of repairs. On a $300,000 ARV with $75,000 of rehab, that's $135,000. The 30% cushion has to cover financing, holding costs, selling costs and your profit. REIO applies it to every property and lets you change the percentage.
How does REIO estimate rehab costs?
From the living area in your list and a scope-of-work level priced per square foot: light, moderate or heavy ($25, $50 and $75 by default). Once you have a contractor's bid, type it in for that property and it replaces the estimate.
Where does the after-repair value come from?
Property lists don't include a true ARV, so REIO starts from the estimated value in your export, which reflects the house as it is today. For a real decision, pull comps for renovated sales nearby and enter that ARV. The whole analysis recalculates.
How is ROI calculated?
Projected profit divided by the cash you actually put in: the part of the purchase and rehab not covered by the loan, plus closing costs, points, interest and holding costs. Selling costs come out of the sale proceeds. Annualized ROI scales that to a 12-month rate based on your hold period.
Does REIO analyze rentals too?
Yes. Every property also gets a rental analysis (cap rate, cash-on-cash return, DSCR, GRM and the 1% and 50% rules) with its own deal score, so you can compare a flip against holding it as a rental.
Is this investment advice?
No. REIO is a screening tool that helps you decide which properties deserve a closer look. Verify the numbers with your own comps, contractor bids and lender terms before making an offer.
See it on your own list
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