Real Estate Deal Examples
Six investment deal types fully analyzed — with real numbers, AI scores, offer strategies, and risk assessments.
Free to start. No spreadsheets.
Off-Market 3/2 — Estate Sale, Motivated Seller
Property Details
Key Metrics
Analysis
This deal clears the 70% rule with a MAO of $106,600. The seller accepted $104,000, giving the wholesaler a clean $10,600 spread after the $8,000 assignment fee is subtracted. End buyer margin is adequate at $10,600 above their all-in cost.
Key Risk
Rehab estimate has not been contractor-verified. End buyer pool for this zip code is moderate — allow 2–3 weeks to find a qualified buyer before the assignment deadline.
Next Action
Lock it up at $104k. Send the full analysis to your top 3 cash buyers immediately. Target 30-day assignment closing to avoid carrying costs.
3/2 SFR — Full Cosmetic + Roof Replacement
Property Details
Key Metrics
Analysis
At $157k purchase with $268k ARV, gross spread is $67k. After $44k rehab, $8k buying costs, $9.4k holding (5 months at 12%), and $18.8k selling costs (7%), net profit is $38,400 — a solid 16.3% ROI. The deal works at this price but leaves thin cushion for overruns.
Key Risk
Roof replacement adds scope creep risk. Every month over the 5-month plan costs ~$1,500 in additional hard money interest. Any rehab overrun above 10% erases roughly $4,000 in margin.
Next Action
Get a contractor walkthrough before closing. Confirm ARV with 3 comps from the last 60 days. Budget 6 months minimum. Do not overpay at the current asking price.
3/2 SFR Buy-and-Hold — Stable Cash Flow Market
Property Details
Key Metrics
Analysis
Gross rent $1,550 minus $621 operating expenses (vacancy, management, maintenance, CapEx, taxes, insurance) = $929 NOI. Subtract $765 mortgage P&I (25% down, 7%, 30yr) = $164/month net cash flow. Cap rate 6.8%, CoC 8.2%. Acceptable but not exceptional in today's rate environment.
Key Risk
Property tax reassessment after purchase could add $40–80/month in costs. At $164/month cash flow, one month of vacancy wipes 6 months of accumulated cash flow. Tenant quality is critical.
Next Action
Verify post-purchase tax rate with the county assessor. Confirm rent estimate with a local property manager. Screen tenants rigorously — this deal has thin margins for vacancy.
4/2 SFR — Buy Distressed, Rehab, Rent, Refinance
Property Details
Key Metrics
Analysis
Total all-in: $88k + $38k + $8.8k costs = $134,800. Refinance at 75% of $165k ARV = $123,750 pulled back out. Net capital remaining in the deal: $11,050. This nearly infinite ROI on remaining capital is the core BRRRR advantage — recycle capital for the next deal.
Key Risk
Refinance success depends on the appraisal hitting $165k. If the ARV comes in at $155k, the cash-out drops $7,500 and more capital stays locked in the deal. Never start a BRRRR without a lender lined up.
Next Action
Verify the ARV is defensible with current comps before purchasing. Get 2 contractor bids before closing. Line up a lender who does BRRRR cash-out refis before the project starts.
3BR Beach House — STR Conversion
Property Details
Key Metrics
Analysis
$285 nightly × 68% occupancy × 30 days = $5,814 gross. Expenses: $2,040 management + cleaning, $400 HOA, $350 insurance, $200 utilities = $2,990. Mortgage (20% down, 7%, 30yr on $336k) = $2,236. Net cash flow: $588/month. CoC: 13.4% on $91,200 invested.
Key Risk
STR regulations in Destin are tightening. Seasonality is significant — strong May–September, soft October–March. The 68% average assumes high season performance carries slow months. Build a 6-month cash reserve.
Next Action
Verify STR permit availability for this specific address before closing. Pull actual Airbnb/VRBO occupancy data for comparable properties. Do not rely on projected occupancy — verify with real data.
4.5 Acres — Residential Subdivision, 3 Lots
Property Details
Key Metrics
Analysis
At $72k acquisition plus $51.5k in infrastructure and fees, total outlay is $123,500. Three improved lots at $55k each = $165,000 gross sale. Profit: $41,500 (33.6% ROI). This deal requires 12–18 months to complete the entitlement and development process.
Key Risk
Perc test not yet ordered — a failed test means no septic, no buildable lots. County minimum lot size may limit the yield to 2 lots instead of 3. Always confirm zoning before purchasing land.
Next Action
Order perc tests before removing contingencies. Call the Boerne planning office to confirm minimum lot size for the zoning district. Engage a licensed land planner before closing.
Deal Examples — Common Questions
Are these examples based on real properties?
These use realistic market data and typical deal structures from each city. They are educational — actual outcomes depend on local conditions, contractor pricing, and individual deal circumstances.
What does the deal score mean?
The deal score (0–100) reflects overall investment quality. 80+ = strong deal. 65–79 = negotiate harder. Below 65 = price needs to drop significantly before it makes sense.
How does the MAO formula work?
For Wholesale and Flip deals: MAO = (ARV × 70%) minus Rehab Cost. The platform then adjusts for your specific holding costs and financing to produce a precise recommended offer.
What is a BRRRR deal?
Buy, Rehab, Rent, Refinance, Repeat. Buy distressed, renovate, rent it out, then cash-out refinance based on new appraised value to recycle most of your initial capital into the next deal.
6 Deal Types — Fully Broken Down
How Each Example Is Structured
Every example shows property details, key financial metrics, an analysis summary, the primary risk for that deal type, and a single concrete next action. These are the same outputs you see when you run your own deals through InvestorVI.
Why Deal Structure Knowledge Matters
Every deal type has a different profit mechanism and a different critical failure point. A wholesale deal fails when there's no qualified buyer. A rental fails when CapEx hits unexpectedly. A BRRRR fails when the refinance appraisal misses. Knowing these patterns before you invest is how professionals avoid expensive learning lessons.
How It Works
Enter deal info
Input the purchase price, ARV, and rehab estimates into our system.
Review deal grade
Instantly receive a computed deal score and risk assessment grading the investment.
Get your offer & strategy
See exactly what you should offer to hit your margin, alongside negotiation tactics.
Most investors lose money here — avoid these mistakes:
- Applying the same 70% rule threshold to every market — high-velocity urban markets may allow 73–75%; slow rural markets need 65% or below.
- Forgetting holding costs in the flip calculation — every extra month of hard money costs $1,500–$3,000 on a typical deal.
- Using projected occupancy instead of verified data for STR deals — actual occupancy is almost always 5–15% below projections for the first 6 months.
Example Scenario
Real-World Application
What makes these examples actionable:
- ✓Every number is realistic for the specific market shown — not theoretical or best-case.
- ✓Each example identifies the specific risk that most commonly kills that deal type.
- ✓The Next Action tells you the single most important thing to verify before committing capital.
- ✓Run any of these scenarios through InvestorVI yourself — adjust the purchase price and watch the score change in real time.
Analyze the deal. Understand the market. Make the right decision — with InvestorVI AI.
💡 Need More Insight?
You've got the numbers — now go deeper.
InvestorVI AI works alongside your analysis — helping you go deeper, validate your numbers, and make smarter investment decisions. Ask anything about your deal and get instant guidance.
"This tool gives you the numbers. InvestorVI AI helps you understand what to do with them."
Ask InvestorVI AI →InvestorVI AI can:
- Break down your deal in plain English
- Estimate risks and hidden costs
- Suggest offer strategies
- Answer real-world investing questions
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