Waterfront and flood-zone homes are exactly where financing stalls. This works backwards from ARV to the maximum cash offer that still hits your profit — no lender, no appraisal contingency, no waiting on a binder.
$285,000
Click the number to type an exact ARV
$150,000$500,000
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Assigning the contract instead of holding it yourself? This runs the identical rehab math from the end-buyer investor's side — their numbers, their profit margin — and backs your fee out of that. The repair line below still drives the price; it's what tells the end buyer what they're paying for.
Systems
Slider runs maintenance → repair → replacement. Or type an exact cost.
Cosmetic
Slider runs touch-up → standard → heavy → full reno. Or type an exact cost.
Contingency
No rehab comes in at the estimate. Pad the repair budget:
2 mo12 mo
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pts
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%
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$40,000
The Deal
Line Item
Amount
Why cash matters more on the water
Flood-zone financing stalls: An older seawall, a lowest-floor elevation close to base flood, or a lender overlay on flood-zone collateral can stop a financed buyer cold mid-contract. A cash offer skips the lender review entirely — no appraisal contingency, no flood-insurance binder to wait on.
ARV: Pulled off the nearest closed MLS sales, or the county's number when there isn't enough on the water to compare against. Move it yourself if you know the renovated waterfront comps better than the tax roll does — you usually will.
Repairs: Each category slider tracks what work is actually costing in Northeast Florida right now; type an exact figure over any of them. On the water, add the dock, seawall, and salt-air wear into whichever line fits once you've seen the condition yourself. The contingency percentage covers whatever's still a guess.
Hard money: Points on the whole loan — purchase and rehab together — charged up front, with the annual rate spread across however many months you've set for reno-to-close.
Holding: Monthly taxes, insurance, and utilities, multiplied by that same stretch. Flood insurance on an older waterfront structure can be the one number that swings this whole line — get it quoted before you lock anything in.
Resale costs: Your commission rate, Florida's 0.70% doc stamp tax, owner's title at the state-set rate, and a flat $800 for settlement — all coming out on the back end.
Max offer: Start at ARV, subtract every line above it, subtract the profit you need, and that's your ceiling. Handing it off to another investor instead? This prices their end of the deal first, then pulls your assignment fee out of that.