Wholesale MAO calculator
Free MAO calculator for wholesalers: after-repair value × your buyer's percentage − repairs − your assignment fee = the most you can offer the seller. Example: with typical numbers the maximum offer to the seller comes to $128,000. Free, no sign-up, every step shown.
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Read the guide: Real estate deal analysis: the 13 numbers that decide a deal (2026) →Offer $108,800 first and never go above $128,000. Above that, your buyer's numbers stop working.
In LeadCounty every property file opens this calculator with the county's value, tax owed and sales already filled in.
Get the real numbers for every property, already filled in.
In LeadCounty every property page carries its county record: value, yearly tax and any amount owed, every sale with its price, building facts, the owner and mailing address, and nearby sales (as each county publishes them). The deal calculator on each property uses them. Find the sellers with 37 seller lists, then run the deal in one place. The same calculators also run inside the app.
- 7-day free trial (the Explore trial needs no card)
- Refreshed every week from official records
- No contract, cancel any time
How to use the wholesale MAO calculator
- Start from the after-repair value (ARV): what similar fixed-up houses nearby sold for in the last 3–6 months.
- Your buyer decides the percentage. Flippers pay about 65–70% of ARV minus repairs (they still pay loans, holding and selling costs and want a profit). Landlords can pay 75–80% because they do not sell.
- Subtract your assignment fee: the rest is the most you can offer the seller and still sell the contract.
- Open lower than your MAO so you have room to negotiate, and never go above it.
The formula
Maximum offer = after-repair value × your buyer's percentage − repairs − your assignment fee.
Worked example
With after-repair value (ARV) of $250,000, your buyer pays up to of 70%, repair estimate of $35,000, your assignment fee of $12,000 and start your offer at of 85%, the your maximum offer to the seller is $128,000. Offer $108,800 first and never go above $128,000. Above that, your buyer's numbers stop working.
Common mistakes
- Using an ARV from houses that were fully remodeled when your buyer will only do a light update.
- Forgetting your own fee, so the buyer's profit is gone before they see the deal.
- Using the same percentage for a flipper and a landlord; they pay different amounts.
Estimates for planning only, not financial advice.
Questions
What is the 70% rule?
A quick screen: pay no more than 70% of the after-repair value minus repairs. The other 30% covers the flipper's loan, holding and selling costs and profit. In 2025–26 many experienced flippers use it only as a first filter and then run the full numbers in the fix and flip calculator.
What is MAO?
Maximum allowable offer: the highest price you can offer a seller and still make the deal work for you and your end buyer.
Why do buyers say my numbers are off?
Usually the ARV is too high (comps that are fixed up, far away or bigger) or the repairs are too low. Check both with the ARV and rehab calculators before you send the deal out.
Related guides and pages
More free calculators
ARV calculator (from comps)
After-repair value from 3–5 recent sales nearbyPrint a deal for buyersWholesale deal sheet (one-pager)
A one-page sheet to send your deal to cash buyersbuyer price − contract price − costsAssignment fee vs double close calculator
Your net on a wholesale deal: assigning the contract vs a double closeRoom by room + contingencyRehab cost estimator
Repair budget room by room, light, medium or heavySale − every cost = profitFix and flip calculator
Profit with the hard-money loan, holding and selling costs(interest + tax + insurance + utilities) × monthsHolding cost calculator
What a house costs you every month you own it during a rehab or saleNow find the owner.
Tax-delinquent owners and 36 more seller lists from county records, refreshed weekly. Tested on real sales: see the proof (/proof).
- 7 days free
- Explore: no card
- Full access: cancel before day 7, pay nothing
- Max 10 investors per county
