Skip to content 
Investor Tools
Hard Money Loan
Calculator
Estimate the maximum loan, the cash you need, the cost of the loan, and your estimated profit on a fix and flip, renovation, or construction deal. Default numbers are examples only.
Rate, points, and selling cost are placeholder examples, not VeeCasa Funding rates. The experience scale is illustrative, based on how lenders in the market typically scale leverage by completed similar projects, and is not VeeCasa Funding underwriting criteria. Enter your own numbers.
Your estimate
| Total project costpurchase + rehab | – |
| Max loan by cost | – |
| Max loan by value | – |
| Experience adjustmentillustrative, vs. program maximum | – |
| Cash you put inproject cost minus loan | – |
| Points | – |
| Interest, fully drawnhighest case; real interest accrues on drawn funds | – |
| Total loan cost | – |
| Estimated net profitafter loan cost and your selling cost | – |
| Return on cash invested | – |
| Estimated max loan | – |
Hypothetical estimate for illustration only. Not a quote or a commitment to lend. Actual terms are set by underwriting.
How the Numbers Work
A hard money lender sizes the loan two ways and uses the lower result. Loan-to-cost (LTC) limits the loan to a percentage of what you pay for the property plus the rehab budget. After-repair value (ARV) limits it to a percentage of what the finished property is worth.
Your cash in is the project cost minus the loan, plus points and interest. Rehab and construction funds are released in draws as work is completed, so you carry the interest on drawn funds only.
On a thin deal, the ARV limit usually binds first. Check it against recent comparable sales before you rely on the number.
Before you use these numbers
- Replace the example rate and points with real quotes
- Use comparable sales for ARV, not a hope
- Price the rehab line by line, with a contingency
- Add taxes, insurance, and utilities for the hold
- Loans are for business entities on non-owner-occupied property
Frequently Asked Questions
What does this hard money loan calculator do?
It estimates the maximum loan for a fix and flip, renovation, or construction project using the program leverage limits, then shows the cash you would need, the cost of the loan, and an estimated profit on the deal.
How is the maximum loan calculated?
Loan amount is limited to the lower of the stated percentage of total project cost (LTC) or of the after-repair value (ARV). The calculator applies both limits and uses the lower one.
Why is there an experience setting?
Lenders in this market generally lower leverage for borrowers with fewer completed similar projects in the last three years and raise it as experience grows. The setting shows that effect with illustrative reductions from the program maximum: a first project is lowered the most, and five or more completed similar projects in the last three years uses the full program maximum. These are not our underwriting criteria. Actual leverage depends on experience, credit, liquidity, the property, and the project.
Are the interest rate and points in the calculator your rates?
No. The interest rate, points, and selling cost shown are placeholder examples so the math has something to work with. Enter your own numbers. Actual rate, points, and fees are set case by case.
Why is the interest figure labeled fully drawn?
The calculator assumes the whole loan is outstanding for the full term, which is the highest interest cost. Rehab and construction funds are released in draws, so interest on a real loan accrues on the drawn balance and is usually lower.
Does the estimated profit include every cost?
No. It subtracts project cost, points, interest, and your selling cost percentage from the ARV. It leaves out items like holding costs (taxes, insurance, utilities), closing costs, and any carrying cost beyond the term. Add those to your own numbers.
Can I use this for a sheriff sale or auction purchase?
You can use it to size a project, but bridge loans for sheriff sale and bank auction purchases are structured differently, up to 65% LTV. See our sheriff sale financing guide.
Ran the Numbers?
Tell us about the deal. We will come back with a term sheet or a straight answer.
Loan Program Disclosures
LTC / ARV & Underwriting Disclaimer
Maximum Loan-to-Cost (LTC) and After-Repair Value (ARV) percentages shown are guidelines only and represent maximum potential leverage, not guaranteed loan terms. Actual leverage may be reduced based on the overall risk profile of the borrower, property, and project.
Factors that may result in lower LTC and/or ARV limits include, but are not limited to: rural or sparsely populated locations; declining or unstable property values identified by the appraisal or other market data; excessive housing inventory or extended marketing times; limited comparable sales; unique, specialized, or non-conforming properties; low marketability or liquidity; high renovation or construction costs relative to property value; extensive or complex rehabilitation; borrower experience; credit profile; liquidity and reserves; project feasibility; appraisal findings; title or property-condition concerns; and other geographic, market, collateral, or underwriting risks.
Loan amount, LTC, ARV, interest rate, fees, term, and other conditions are determined on a case-by-case basis and are subject to lender underwriting, appraisal, due diligence, program requirements, and final approval. Programs, guidelines, and terms are subject to change without notice. Not all borrowers or properties will qualify for maximum leverage.
Loan Amount
Loan amount is limited to the lower of the stated percentage of total project cost (LTC) or of the after-repair value (ARV). Examples and default values on this page, including the calculator, are hypothetical, are not a quote, and do not reflect VeeCasa Funding interest rates, points, or fees.
Business-Purpose Lending
VeeCasa Funding LLC makes loans for business and investment purposes only, secured by non-owner-occupied real estate, to business entities only. These are commercial loans. They are not consumer mortgages, are not intended for personal, family, or household use, and are not subject to NMLS or SAFE Act licensing. Loan programs, terms, leverage, and availability are subject to underwriting, property review, and credit approval, and may change without notice. Not a commitment to lend.
VeeCasa Funding LLC · 301B Amboy Ave, Woodbridge, NJ 07095 · (732) 314-1874
