Loan-to-cost percentage applied to purchase plus rehab.
Compare the true cost of a hard money loan.
Normalize the headline rate, points, funded amount, utilization, draw fees, and expected hold so two term sheets can be compared on the same project.
FreeNo accountRuns in your browserShareable inputs
Editable assumptions
Enter your scenario
Blue values are assumptions. Change them to match the property and documents in front of you.
Live calculation
What the inputs produce
Results update in your browser. Nothing is uploaded or saved.
Project cost before fees and reserves that modeled proceeds do not cover.
Simple interest on the modeled average outstanding balance and hold.
Points percentage applied to modeled loan proceeds.
Modeled interest, points, draw fees, and other lender costs.
Total modeled financing cost divided by proceeds, not an annual percentage rate.
Need evidence behind the assumptions?
Move the scenario into a live property record.
Rehabfolio connects comps, scope, financing, schedule, actual costs, documents, and the final outcome.
Know exactly what the calculator is doing.
Total financing cost = interest on average outstanding balance + origination points + lender and draw feesInterest should follow the balance the lender actually charges. Use the utilization input when rehab funds are drawn over time rather than fully funded at closing.
Use the result as a decision aid, not a verdict.
Normalize proceeds
Compare how much cash each loan actually delivers, not only the advertised leverage.
Model the balance charged
Confirm whether interest applies to committed funds, funded funds, or drawn funds.
Price maturity risk
Add extension fees and extra interest to a downside scenario before signing.
What this calculation cannot know.
- This simple-interest estimate does not replace the promissory note or lender payoff calculation.
- Some lenders apply minimum interest, unused-line fees, exit fees, or interest to undisbursed rehab funds.
- Confirm guarantees, default terms, draw timing, and extension conditions with qualified advisers.
For a deeper explanation, read How to compare hard money loan offers.
Understand the terms before using the output.
How are hard money points calculated?
One point usually equals 1% of the amount defined in the lender's documents, commonly the original loan principal.
Does interest apply to the full loan?
It depends on the agreement. Some lenders charge on funded or drawn balances; others may charge on a larger committed amount or impose minimum interest.
What is loan-to-cost?
Loan-to-cost compares loan proceeds with eligible purchase and renovation cost. It is different from loan-to-value, which compares the loan with property value.
How much cash do I need?
The calculator shows project cost not covered by modeled proceeds, before reserves and costs that the lender excludes.
How should I compare two loans?
Use the same project, hold, and utilization assumptions; then compare proceeds, cash required, total financing cost, maturity, draw rules, guarantees, and downside terms.
Keep the assumptions, evidence, work, and outcome together.
Start free. No card required. AI outputs remain drafts until you approve them.