Hard Money Lender Calculator — Free LTV & Equity Check

Private lenders underwrite three simple fences: how much you are borrowing against purchase, against ARV, and how much equity remains after repairs. This screen is those fences with the lights on.

You do not talk a hard money lender into a deal with adjectives. You show purchase, repairs, ARV, the loan request, rate, points, and how many months the money is out. They will compute purchase LTV, ARV LTV, and the equity buffer whether you do or not. Doing it first means you only call when the file already passes — or you know exactly which term to change.

Purchase LTV is loan / purchase. Many private books cap this near 90% or they lend on purchase plus rehab with a different box. This calculator flags purchase LTV above 90% so you see the stretch. ARV LTV is loan / ARV and fails above 75%. Equity after repairs is ARV − loan − repairs and fails under $30,000. Those three gates match how a lot of short-term money actually thinks, even if a particular shop uses 70% ARV or a $40k floor.

Fees are points on the loan. Interest is loan × rate × timeline/12. Total cost of capital is the two added. That number belongs in your flip all-in, not in a separate mental drawer. A two-point loan at 12% for six months is not 'cheap because I did not put 20% down.' It is expensive and honest. Price it.

If ARV LTV fails, you need a smaller loan, a higher ARV you can defend, or a different project. If equity fails, the rehab is eating the cushion the lender uses to sleep. If purchase LTV fails, you are asking them to finance more than the asset cost to buy — they will want to see a rehab draw structure, not a blank check.

Share this with a lender as a text block. It is not a full package with photos and a bio, and it is not trying to replace one. It is the number page so you do not waste a Monday sending a file that dies on LTV.

Run it beside Fix & Flip. A deal can show a pretty profit and still be unlendable. Unlendable profit is hobby profit unless you are paying cash.

The identities

Purchase LTV = Loan / Purchase
ARV LTV = Loan / ARV
Equity = ARV − Loan − Repairs

Pass gates: ARV LTV ≤ 75%, equity ≥ $30k, purchase LTV ≤ 90%.

How people blow the result

• Showing retail ARV to a lender who will haircut comps 10%.
• Hiding points because 'I'll pay those at closing.' They still cost.
• Using a 12-month timeline on a loan you swore was a 90-day flip.

FAQ