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Invite-only beta

Know if it's a deal before you write the offer.

Fix and flip and BRRRR analysis the way lenders underwrite it. Comps you can check, rehab priced for your market, a refi engine that knows the rules, and a verdict in plain English.

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Run The Deal verdict for a sample Norfolk flip: $35,310 projected net profit, Good deal, cash needed, return on cash, max offer and break-even ARV
The same sample flip verdict on a phone

How it works

From address to answer in three steps

  1. Type an address

    Free sources fill the county, taxes, flood zone and a HUD rent check. One tap pulls the property record, sold comps and a rent estimate. Or forward a listing alert, paste a link, or add photos.

  2. See every exit

    Flip, BRRRR, rental and short-term rental side by side. A plain verdict with reasons, the max offer, and what price would make it work.

  3. Offer, then run the job

    Send an offer packet and a lender link. Once it is under contract, tap Start project and the budget, schedule and profit come with it.

Fix and flip

The real profit, with every cost on the table

Points on the whole loan, interest on drawn funds, state recordation and transfer taxes, months of carry, commission and concessions. Then the max offer, solved for your minimum profit, next to the 70% rule. Each number is tagged as yours, a default or an estimate.

  • Max offer, break-even ARV and stress tests
  • Partners and profit splits
  • Offer packet for the seller
Free flip calculator
Rehab tab with quick estimates by scope from cosmetic to gut, priced for Hampton Roads, with contingency

BRRRR

Know when your cash comes back, and how much

Every refi program checked month by month against seasoning, value basis, DSCR and loan minimums. The timeline shows when each one opens. Refi alerts email you 30 days before your best month.

  • Cash left in, cash flow and DSCR at the refi
  • Appraisal and rate stress tests
  • A lender package to share by link
Free BRRRR calculator
Refi timeline for a sample BRRRR showing the purchase, the tenant moving in, the DSCR cash-out opening at month 6 and the 12-month lien rule clearing

Projects

Run the rehab where you ran the numbers

Budget vs actual by trade, bids and change orders, a schedule tied to carrying cost, contractors with lien waivers and COIs, lender draws with photos, and receipts by photo. Your VA and team get access; contractors get a private portal that never shows your profit.

  • Profit today, updated as you spend
  • What each day behind schedule costs
  • Draw requests your lender opens with a link
See project management
Project budget for a sample flip: budget, committed, paid and forecast vs budget by trade

Why it's different

Built on the parts other tools guess at

Comps and ARV for a sample Norfolk house: comp map, weighted and median values, likely range and an 85 out of 100 confidence score

  • A refi that matches the lender

    Title seasoning, the lesser-of-cost rule inside six months, the 12-month existing lien rule, delayed financing, minimum DSCR and loan minimums. Checked for every program, every month, so you see when the cash really comes back.

    Try the BRRRR calculator

  • ARVs you can see

    Every comp on a map with its adjustments for size, beds, baths, age, condition, garage, lot and pool. A weighted and a median value, a likely range, and a confidence score that tells you why.

    How we figure ARV

  • Projects tied to profit

    The rehab budget carries into the project. Change orders, bids and a schedule that shows what each late day costs in interest, taxes, insurance and utilities. Profit today, not just at the closing table.

    See project management

Every exit

8 residential strategies, plus 41 more

Commercial, land, development, notes and alternative strategies use the same deal screen. Start with a free calculator; the app runs them all on a real address.

  • Fix and flip
  • BRRRR
  • Long-term rental
  • Short-term rental
  • Wholesale
  • House hack
  • Seller finance
  • BRRRR to STR

Questions investors ask

What is Run The Deal?

A deal analyzer and project tool for real estate investors. Type an address and see the flip, BRRRR, rental and short-term rental numbers side by side, with comps you can check and a plain verdict. When you buy, run the rehab as a project tied to the same numbers.

Who is it for?

Investors who flip and BRRRR houses, and the partners, VAs and contractors who work with them. It works for any US address, with the deepest defaults for Virginia, North Carolina and West Virginia.

How much does it cost?

Run The Deal is in an invite-only beta and there is no pricing yet. Request early access and we will email you when a spot opens. The calculators on this site are free.

Is the refi rate a quote?

No. Refi terms in Run The Deal are illustrative assumptions, not a quote or commitment to lend. Real terms come from a lender.

Where do the numbers come from?

Your inputs first. Free public sources fill the county, flood zone and a HUD rent check. Paid property lookups (sold comps, property record, rent estimate) run only when you tap Pull data. Every number is tagged as yours, a default or an estimate.

Is my data private?

Your deals and notes are visible only to you. Projects are visible to the people you invite. Share links work for anyone with the link until you turn them off. We do not sell your data.

Is there a phone app?

Run The Deal runs in your phone's browser and is built for phones and tablets first. Add it to your home screen for an app icon.

Run your next deal before you write the offer.

Run The Deal is in an invite-only beta. Ask for a spot and we will email you when it opens.

Request early accessSign in