Deal Matrix AI — Underwriting Calculator

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Deal Inputs

Street Address *

City *

State *

ZIP *

Purchase / Offer Price *

Existing SF *

Added SF (0 if no addition)

Project Scope *

Finish Level *

Market *

Auto-detected from ZIP + city. Edit to override.

Timeline (months) *

Project Type — V2 intensity

Strategy *

Flip New Build Rental Hold

Scope Assemblies — pick the rooms/systems you are actually renovating; multi-select 0 selected

Loading assemblies…

Conditional Adders — auto-fire from geography + scope + finish; toggle to override

Loading adder catalog…

Pro Mode · All Line Items — override any of the 96 V2 lines; explicit toggles win over chips + auto-fire

All Line Items Loading… ▶

Loading line items…

ARV Override ($) — optional

Use this only if you already have a confirmed ARV from comps. Otherwise the engine will calculate it.

Per-Deal % Overrides — tweak rates for this deal only; blank = use Settings defaults

Override Percentages click to expand ▶

💡 These override Admin Pricing defaults for this deal only. Leave blank to use the global default shown in the placeholder.

Construction Overhead (Q1)

Builder Margin %

Project Mgmt %

Contingency %

Holding Costs

Monthly Carry Rate

Monthly Tax + Insurance

Selling Costs

Commission %

Closing %

Max Safe Offer Solver

Target Profit % — used by the MSO calculation only

Purchase Price

—

Your offer

ARV

—

After-repair value

Construction Budget

—

Total Cost Basis

—

Projected Profit

—

ROI

—

ARV

—

After-repair value

Max Safe Offer

—

At target profit

Projected Profit

—

ROI

—

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Cost Breakdown

Construction

—

Holding Costs

—

Selling Costs

—

Total Cost Basis

—

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Construction Breakdown

Hard Costs

Hard Cost Subtotal —

Overhead (Q1)

Overhead Subtotal —

TOTAL —

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Financing Assumptions

Loan Rate (annual) —

Origination Points —

Loan Term —

Loan-to-Cost (LTC) —

📌 Note: These are admin-editable assumptions (Settings → Financing Defaults). The full loan calculator — loan amount, monthly interest carry, origination cost, and cash-on-cash ROI — ships in Phase 3 (per Bill's phase order: 1. Recipe → 2. ARV + Comps → 3. Financing Calculator).

Admin Pricing

Admin-internal pricing backend. Top section = the 11 editable pricing items (in spec order). Bottom section = engine-internal tunables (ROI thresholds, structural categories, etc.). Phase 4 will add proper auth + login on top.

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Admin Pricing Backend

11 editable pricing items — Phase 2 spec verbatim. Each item is admin-tunable.

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[1] Base Cost per SF by Project Type

Global cost factors for the 5 V2 project types (cosmetic → new construction). 0.55 = 55% of new-construction baseline.

Cosmetic

Light

Medium

Full Gut

New Construction

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[2] Regional / ZIP Multipliers

54-ZIP database + 24-city curated fallback. Click any cell to edit inline · use Filter to find rows fast · + Add new · × to delete.

54-ZIP TABLE 0 ZIPs

ZIP	Multiplier	Tier	City	State
Loading…

Tier must be one of: Investor Value, Standard, Coastal Standard, Coastal Premium, Premium, Luxury Premium.

24-CITY CURATED FALLBACK 0 cities

City	Multiplier
Loading…

Lowercase city names → multiplier (bare float). Used when an address doesn't ZIP-match.

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[4] Line Item Unit Costs (96 V2 lines)

Master cost engine line items. Click ▶ a line to edit its your_ppsf. Search by name or category to filter the list.

Loading 96 line items…

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[3] Finish Multipliers (ARV side) + ARV engine tuning

Item #3 — ARV finish multipliers (ok / nice / luxury) and per-scope adjustments. Base ARV $/sqft comes from the per-tier table below (Edgewater → Coastal Standard, etc.). The flat fallback for unknown addresses lives in engine/defaults.json and is rarely needed.

ARV Finish Multipliers

Nice

Luxury

ARV Scope Multipliers

Vacant Lot

Tear Down

Remodel

R & R

Hillside Cond.

Subterranean

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[3] Finish Multipliers (Construction side) + New Build PPSF

Item #3 — construction finish multipliers (ok / nice / luxury). Plus engine-internal new-build $/sqft for added SF.

New Build PPSF ($/sqft for added SF)

Used for added_sf only — the hybrid existing+new model

Construction Finish Multipliers

Nice

Luxury

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[5-7] Construction Overhead — Builder Margin + PM + Contingency

Items #5, #6, #7 — additive layers on hard cost (default 8% + 10% + 10% = 28% total).

Builder Margin %

e.g. 0.08 = 8%

Project Management %

e.g. 0.10 = 10%

Contingency %

e.g. 0.10 = 10% reserve on hard cost

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[8-9] Holding + Selling Cost Assumptions

Items #8, #9 — monthly carry, tax/insurance, commission, closing. Used unless overridden per deal.

Monthly Carry Rate

e.g. 0.010 = 1%/month of purchase price

Monthly Tax + Insurance Rate

Commission %

FSBO = 0

Closing %

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[11] ARV Fallback by Market Tier

Item #11 — per-tier $/sqft used when the address matches a known market and ARV override is blank.

Investor Value e.g. Pittsburgh, Cleveland

Standard e.g. Tampa, Orlando, Indy

Coastal Standard e.g. Edgewater, Daytona

Coastal Premium e.g. NSB, Palm Coast

Premium e.g. Boulder, Austin, San Diego

Luxury Premium e.g. Naples, Malibu, Manhattan

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[10] Financing Assumptions

Item #10 — hard-money loan defaults for the Pro Mode display. Full calculator ships Phase 3.

Loan Rate (annual)

e.g. 0.10 = 10%/yr hard money

Origination Points

e.g. 0.02 = 2% of loan amount

Loan Term (months)

Typical hard-money flip: 6–12 months

Loan-to-Cost (LTC)

e.g. 0.75 = 75% of (purchase + construction)

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Engine Tuning (internal)

Score thresholds, structural categories, scope weights — NOT in the 11-item pricing list. Tunable for engine calibration.

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ROI & Score Thresholds

Engine internal — drives the Max Safe Offer solver and the Great / Good / Pass verdict.

Target Profit % (for MSO)

e.g. 0.15 = 15% of ARV

Score Cap Multiplier

Score = 100 at ROI ≥ great × cap

Great ROI Threshold

ROI ≥ this → "Great" verdict

Good ROI Threshold

ROI ≥ this → "Good" verdict

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Advanced — Structural Config

Engine internal — manage heavy-structural category exclusions and per-scope cost weights.

Heavy Structural Categories

These categories are excluded from Remodel & R&R scopes

Scope Weight Overrides

Per-scope cost multipliers applied to specific categories

Scope	Category	Multiplier