LPG Underwriting Suite

Subject: 12213 Chapman Hwy, Seymour, TN 37865 ✓ Zillow Property Record 🏦 Zestimate: —

Google Maps & Satellite Zillow Page

Estimated ARV ($):

Beds:

Baths:

Sq Ft (Living):

Lot Acreage:

Lot Sq Ft:

Year Built:

Pool / Garage:

Pool Garage

Single Family Comps

Lowest to Highest Price Ready

Strategy:

Status:

Sold Within:

Max Radius:

Sq Ft Filter: to

Seller Notes

Gemini AI Underwriting Rationale & Closer Script

Click "Run AI Market Intelligence" after comps load to get your grounded offer rationale and negotiation script.

Estimated ARV Baseline

$280,000

Wholesale 70% ARV Rule: (ARV × 70%) − Repairs − Assignment Fee

Estimated Repairs $45,000

Desired Assignment Fee $15,000

LAO — "Go for the No" Anchor (60% Rule)

$108,000

(ARV × 60%) − Repairs − Assignment Fee

First Target Offer (MAO × 0.85)

$115,600

MAO — Max Allowable Offer (70% Rule Hard Ceiling)

$136,000

Never go above this — protects your buyer spread

Target ARV:$280,000

Investor 70% Max:$196,000

Estimated Repairs:-$45,000

Your Assignment Fee:+$15,000

Contract Purchase MAO:$136,000

Subject: 1402 SW Medina Ave, Port Saint Lucie, FL 34953 ✓ Zillow Property Record 🏦 Zestimate: —

Google Maps & Satellite Zillow Page

Lot Acreage:

Lot Sq Ft:

Zoning Category:

Road Access:

Utilities Status:

Topography & Water:

Method 1: Live Vacant Land Comps

Lowest to Highest Price Ready

Status:

Sold Within:

Max Radius:

Lot Size Filter:

Methods 2 & 3 Dynamic Triangulation (3 Lowest Sold Houses) Live Auto-Comping

Run a search to dynamically comp the 3 lowest priced sold houses within 1 mile...

Method 2: Residual Build Backwards

Subtracts builder construction costs and profit from finished home price.

Finished Home Sale Price ($):

Home Size (Sq Ft):

Build Cost / Sq Ft ($):

Builder Profit Margin ($):

Residual Land Value: $0

Method 3: 15% Build Ratio Formula

Wholesale rule: Take 15% of nearby built home price, then cut in half (÷ 2) to get land offer baseline.

Nearby Finished Home Sold Price ($):

Land Allocation Percentage:

Standard 15% wholesale ratio

15% Allocation: $0

Cut in Half (÷ 2 Target): $0

Seller Notes

Gemini AI Land Valuation & Builder Battlecard

Click "Run AI Land Market Intelligence" to analyze county builder activity, permit velocity, and get your grounded land offer strategy.

Method 1: Direct Lot Baseline $0 / Acre

Derived from selected 3 lowest sold & lowest active comps.

Property Issues / Site Clearing Deduction $0

Desired Wholesale Fee $10,000

LAO — 50% Rule Opening Anchor

$55,500

Start here: 50% of lowest comp minus fee & clearing

First Target Offer (MAO × 0.85)

$58,310

MAO — 60% Rule Hard Ceiling

$68,600

60% ceiling: Guarantees healthy spread for builder at 75%–85%

Active Method:Method 1 (Direct Comps)

Method 1 Comps Floor:$131,000

Method 2 Residual:$0

Method 3 (15% Home Ratio ÷ 2):$0

Selected Baseline:$131,000

Builder Target (75%–85%):$98,250 – $111,350

Wholesale Fee:+$10,000

Contract Purchase MAO:$68,600

Wholesale Quick Offer Calculator (LAO & MAO)

ARV / Baseline ($):

Repairs ($):

Assignment Fee ($1,000 – $150,000):

LAO — Go for the No (60% Rule)

$108,000

MAO — Hard Ceiling (70% Rule)

$136,000

Investor 70% Max Buy:$196,000

Estimated Repairs:-$45,000

Your Fee:+$15,000

Fix & Flip Calculator

Target ARV ($):

Purchase Price ($):

Rehab ($):

Hold (Months):

Hard Money Rate (% Annual):

Total Cost:-

Financing/Hold:-

Agent Fees (6%):-

Net Profit:

Novation Agreement Calculator

MLS Retail Listing Price ($):

Seller Guaranteed Net ($):

Agent Commission (%):

Closing & Title Fees (%):

Staging Budget ($):

Gross Spread:$80,000

Agent Commission:-$18,150

Fees & Staging:-$11,250

Your Net Novation Fee:

$50,600

Buy & Hold / Rental Underwriting

Purchase Price ($):

Monthly Gross Rent ($):

Annual Taxes ($):

Annual Insurance ($):

Property Management (%):

Gross Revenue:$25,200

NOI:$17,734

Cap Rate:7.71%

1% Rule:

0.91%

Subject-To Underwriting

Existing Loan Balance ($):

Existing Interest Rate (%):

Monthly PITI Payment ($):

Reinstatement / Arrears ($):

Cash to Seller / Move-Out ($):

Monthly Market Rent ($):

Total Entry Cost:$14,500

Existing PITI:-$1,420

Market Rent:+$2,200

Assignment Fee:$15,600

Net Monthly Cash Flow:

+$780 / mo

Rule: Each $100 CF = $2,000 Assignment Fee

Seller Financing (100% Negotiable — No Forced Balloon)

Fully Amortizing by Default

Purchase Price ($):

Down Payment (%):

Seller Note Interest Rate (%):

Amortization Period (Years):

Include Optional Balloon Date?

Balloon Term (Years):

Monthly Market Rent ($):

Down Payment:$14,000

Note Balance:$266,000

Monthly P&I:-$1,194

Balloon Status:Fully Amortizing

Assignment Fee Potential:$22,120

Net Monthly Cash Flow:

+$1,106 / mo

$100 CF = $2,000 Assignment Formula

Non-Disclosure States Intelligence Engine TX, UT, NM, MO, AK, ID, KS, LA, MS, MT, ND, WY

In 12 states, public deed sales prices are hidden by law ($--). This specialized engine extracts Zillow's listing history, captures the final asking price immediately before going under contract ("Effective Market Price Before Closing"), applies the local 98% List-to-Sale Ratio, and establishes a defensible Bounded ARV Range. Zestimates are never substituted as the sold price or ARV.

Read SOP Manual (PDF)

✓ Zillow Property Record 🏦 Zestimate: —

Subject Zestimate ($):

County CAD Value ($):

Beds:

Baths:

Sq Ft (Living):

Lot Acreage:

Lot Sq Ft:

Year Built:

List-to-Sale Ratio:

Non-Disclosure Comps

Indirect Listing Signals Ready

Max Radius:

Sold Within:

Awaiting Non-Disclosure Address Search...

Search any property in Texas, Utah, Missouri, or other non-disclosure markets to extract listing history signals.

Estimated ARV (Derived) ⚪ Awaiting Comps

$0 $0 / sqft

Supported ARV Range: $0 – $0

🏷️ Active Market Ceiling: —

Derived from Proxy Comps (Last Asking × 98% Ratio) $/Sq. Ft.

Estimated Repairs / Rehab: $0

Desired Wholesale Fee: $15,000

LAO — Opening Anchor 60% of Bounded ARV − Repairs − Fee

Target Purchase Contract 85% of Maximum Allowable Offer

MAO — Hard Walkaway Limit 70% Rule Hard Ceiling

Single Family Comps

Seller Notes

Gemini AI Underwriting Rationale & Closer Script

Method 1: Live Vacant Land Comps

Method 2: Residual Build Backwards

Method 3: 15% Build Ratio Formula

Seller Notes

Gemini AI Land Valuation & Builder Battlecard

Wholesale Quick Offer Calculator (LAO & MAO)

Fix & Flip Calculator

Novation Agreement Calculator

Buy & Hold / Rental Underwriting

Subject-To Underwriting

Seller Financing (100% Negotiable — No Forced Balloon)

Non-Disclosure States Intelligence Engine TX, UT, NM, MO, AK, ID, KS, LA, MS, MT, ND, WY

Non-Disclosure Comps

Settings & Configuration

Gemini API Key (AI Analysis)

Property Visual Inspection