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Free Wholesale Real Estate Calculator

Find your Maximum Allowable Offer, lock in your assignment fee, and know the exact price to put any property under contract.

Quick Answer: Offer to Seller = (ARV × 70%) − Repair Costs − Assignment Fee. The (ARV × 70%) − Repairs portion is your cash buyer's Maximum Allowable Offer (MAO). Subtract your fee to get the price you negotiate with the seller.

Wholesale Deal Calculator

Sale price after full renovation, from recent comps

Total rehab budget + 10–20% contingency

Typically $5,000–$15,000 on residential deals

70% is standard. Lower it in slow markets, raise it in hot ones.

How the Wholesale Formula Works

Wholesaling is about locking up a discounted contract and assigning it to a cash buyer for a fee. The whole deal hinges on one calculation: the most you can offer the seller while still leaving your buyer enough margin. Pair this with our ARV calculator, MAO calculator, and guide to the best wholesaling software for full deal analysis.

The Wholesale Formula

Buyer MAO = (ARV × 70%) − Repair Costs

Offer to Seller = Buyer MAO − Assignment Fee

Worked Example

A distressed 3-bed needs work. Comps put the renovated ARV at $300,000. You estimate $40,000 in repairs and want a $10,000 assignment fee:

  • Buyer MAO = ($300,000 × 0.70) − $40,000 = $170,000
  • Offer to Seller = $170,000 − $10,000 = $160,000
  • Buyer's instant equity = $300,000 − $170,000 − $40,000 = $90,000

If the seller will only take $175,000, the deal no longer works — that's above the buyer's $170,000 ceiling. If they accept $150,000, your assignment fee jumps to $20,000.

When to Adjust the 70% Margin

  • Slow / rural markets: Use 65% or lower. Cash buyers demand more margin when days-on-market is high.
  • Hot, low-inventory markets: 75–80% can still attract buyers chasing limited deals.
  • Heavy rehab: Add contingency to repairs rather than inflating the margin.

Frequently Asked Questions

What is the wholesale real estate formula?

The wholesale formula is: Offer to Seller = (ARV × 70%) − Repair Costs − Assignment Fee. The (ARV × 70%) − Repairs portion is your end buyer's Maximum Allowable Offer (MAO). Subtracting your assignment fee gives the price you put the property under contract for.

How do you calculate a wholesale deal?

Start with the ARV from recent comps. Multiply by 70% (the standard cash-buyer margin) and subtract repair costs to get the buyer's MAO. Then subtract your assignment fee to get your offer to the seller. Example: $300,000 ARV × 70% = $210,000, minus $40,000 repairs = $170,000 buyer MAO, minus a $10,000 fee = $160,000 offer to seller.

What is a typical wholesale assignment fee?

Most wholesalers earn $5,000 to $15,000 per deal on entry-level residential transactions. On larger or higher-equity deals — multi-family or distressed properties with strong margins — assignment fees of $25,000 to $50,000 are achievable.

What is the difference between a wholesale calculator and an MAO calculator?

An MAO calculator finds the maximum a rehabber should pay to keep their profit. A wholesale calculator goes one step further by subtracting your assignment fee from that MAO, so you see both the buyer's number and the lower price you must negotiate with the seller to lock in your fee.

Should I always use the 70% rule for wholesaling?

No. 70% is a baseline for active markets with deep cash-buyer pools. In rural or slow markets with long days-on-market, buyers demand more margin (65% or lower). In hot, low-inventory markets, experienced buyers may accept 75–80%. Adjust the buyer-margin input to match your local cash-buyer expectations.

How accurate does my ARV need to be?

Very accurate — ARV drives every number in the deal. A $20,000 ARV error moves your maximum offer by roughly $14,000 at a 70% margin. Always base ARV on sold comps from the last 6–12 months in the same neighborhood, matched on size, beds, baths, and condition.