REDOSFree Wholesaling Calculator
Your max allowable offer, your assignment fee, and whether the deal still works for the investor buying it. Free. No login.
The deal
The most you can pay and still leave room for your fee and your buyer's margin.
Exceptional deal — move fast.
Assignment fee is 10.0% of ARV — strong.
The assignment
You don't just need the numbers. You need to know what to fix.
Free calculators hand you a spreadsheet. REDOS reads your deal and tells you exactly where it's weak — and how to save it.
Have a cash buyer whose box fits this deal before you sign — a contract you can't assign is a liability.
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How to calculate your max allowable offer (MAO)
Wholesaling math runs backwards. You start from what the end buyer can pay and still profit, then subtract your fee — and whatever's left is the absolute most you can offer the seller. Get this backwards and you tie up a contract nobody wants, which is a liability, not an asset.
- 1
Start with the ARV
What the property is worth fully renovated. Your buyer's whole decision is built on this, so be conservative — optimistic ARVs are why assignments fall through.
- 2
Take 70% of it
Most cash investors want to be all-in at or below 70–75% of ARV. That spread is their profit and their risk buffer.
- 3
Subtract the rehab
The renovation your buyer inherits. Underestimate it and they'll re-trade you at the last minute, or walk.
- 4
Subtract your fee
What's left is your MAO — the ceiling on your offer to the seller. Offer below it, never above.
The check most new wholesalers skip is the last line of the breakdown above: the buyer's all-in as a percentage of ARV. If that number is above about 75%, the deal is a hard sell no matter how good your fee looks — and a contract you can't assign is worse than no contract at all. Line up the buyer whose box fits before you sign.
Frequently asked questions
What is MAO in wholesaling?
Maximum allowable offer — the highest price you can pay a seller and still leave enough room for your assignment fee and your end buyer's profit. The standard formula is (ARV × 0.70) − rehab − your fee.
How much should I charge as an assignment fee?
$5,000–$15,000 is typical, often expressed as 5–10% of ARV. The real constraint isn't what you want — it's whether the buyer's all-in cost still lands under about 75% of ARV once your fee is included.
Why does the 70% rule matter to my buyer?
Because that 30% spread is what pays for their rehab overruns, holding costs, realtor fees at resale, and their profit. Push them above 75% all-in and the deal stops working for them — so it stops working for you.
Is wholesaling legal?
Assigning a purchase contract is legal in most US states, but the rules differ and some states have tightened disclosure requirements or require a license for certain activity. Check your own state's rules and disclose that you're assigning — this calculator is math, not legal advice.
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