Not an appraisal. Not legal, tax, or lending advice. Creative finance carries due-on-sale risk, title risk, and servicing risk. Verify every loan fact with the lender statement, the note, and the title commitment before closing. No offer without Jeramie. Offer authorized is false on every run unless a human approval record is attached.
00Try it in 60 seconds
Three steps. No sign-up, no data leaves your browser.
Step 1: Load Sample A with the button above.
Step 2: Change the loan balance in section 02.
Step 3: Watch subject-to cash flow, equity, and the recommendation move in the sticky panel and in section 08.
Then load Sample C and watch the hard gate fire: with loan facts unknown, every creative structure is held and the recommendation is HOLD.
Address / parcel gate. Confirm the parcel from at least 2 public sources before any structure is priced. Rent is graded the same way as Residential v1.1: a seller claim is a proxy, never proven income.
Other monthly costs (taxes + insurance + HOA + reserves)N/A
Rent grade noteEnter a rent grade.
02Loan facts, the hard gate
HARD RULE: no subject-to or seller-finance recommendation without known loan facts. Unknown loan means HOLD, not a creative structure. Loan facts come from the lender statement and the note, never from a seller memory. If the property is free and clear, check that box and attach the title evidence note; a free-and-clear claim without title evidence is still HOLD.
Loan facts completeNo
Due-on-sale riskUnknown
Equity (ARV minus loan balance)N/A
Hard gateHELD, loan facts unknown
HARD GATE ACTIVE: loan facts are unknown. Subject-to, wrap, and seller finance on an encumbered property are HELD. Do not price a creative structure on an unknown loan.
03Seller terms
What the seller is actually asking for, in writing. A verbal price is a claim, not a term. Every structure below prices off these numbers.
Amortizing payment: P = PV x r / (1 - (1 + r)^-n), where r = annual rate / 12 and n = term in months. Zero rate means P = PV / n. Every payment on this page uses this formula.
04Structure A: Subject-to
Buyer takes title, loan stays in the seller name, buyer makes the existing payments. Requires known loan facts. Due-on-sale risk applies in full.
Payment taken over (existing P and I)N/A
Other monthly costsN/A
Monthly cash flow (rent minus payment minus other costs)N/A
Annual cash flowN/A
Cash to seller at closeN/A
Equity at close (ARV minus loan balance minus cash to seller)N/A
Exit: resale proceeds (ARV minus loan balance minus resale costs)N/A
StatusHELD
05Structure B: Seller finance
Seller carries a new note. Note amount is asking price minus down payment. If an underlying loan exists, its facts must be known and the note must state whether the underlying loan is paid off at close or stays in place (see wrap, section 06). A seller-finance note on an encumbered property with unknown underlying loan facts is HELD.
Seller note amount (asking price minus down)N/A
Seller note payment (amortizing, from section 03 rate and term)N/A
Monthly cash flow (rent minus note payment minus other costs)N/A
Annual cash flowN/A
Balloon balance at balloon monthN/A
Exit: resale proceeds (ARV minus note balance at exit minus resale costs)N/A
Buyer pays the seller on a new wrap note; the seller keeps paying the underlying loan. The spread is wrap payment minus underlying payment. Requires known underlying loan facts. The wrap note must be serviced by a third-party servicer; an unserviced wrap is a risk flag in section 10.
Figure 1. Wrap structure. The buyer never pays the lender directly; the seller keeps the spread and must keep paying the underlying loan.
Wrap payment (amortizing)N/A
Underlying paymentN/A
Monthly spread to seller (wrap minus underlying)N/A
Buyer monthly cash flow (rent minus wrap payment minus other costs)N/A
Buyer annual cash flowN/A
Exit: resale proceeds (ARV minus wrap balance minus resale costs)N/A
StatusHELD
07Structure D: Lease-option
Buyer leases with an option to buy at a strike price. No title transfer until exercise. Rent credit reduces the effective purchase price only if the option agreement says so in writing. The underlying loan, if any, still needs known facts before the lease-option is recommended, because the buyer is paying rent that must cover it.
Monthly cash flow while option is open (rent collected minus option rent minus other costs, less underlying payment if buyer pays it)N/A
Total rent credit over the option termN/A
Effective purchase price (strike minus rent credit)N/A
Option fee at risk if the option is not exercisedN/A
Exit: exercise gain (ARV minus effective purchase price minus resale costs)N/A
StatusHELD
08Structure E: Hybrid terms
Subject-to on the first loan plus a seller second note for the seller equity. Both notes must be priced. The hybrid only works when the subject-to payment plus the second-note payment still leaves positive cash flow.
Subject-to paymentN/A
Seller second payment (amortizing)N/A
Combined monthly paymentN/A
Monthly cash flow (rent minus combined payment minus other costs)N/A
Annual cash flowN/A
Exit: resale proceeds (ARV minus loan balance minus second note minus resale costs)N/A
StatusHELD
Figure 2. Monthly cash flow waterfall. The same waterfall applies to every structure; only the debt payment line changes.
09Comparison, exit, and assumptions
All five structures on one table. A structure with a negative monthly cash flow is not viable on a hold exit; it can only work on a resale exit if the exit proceeds cover the bleed, and that must be stated, not assumed.
Structure
Monthly payment
Monthly cash flow
Entry cash
Exit proceeds
Status
10Gates, fail closed
Any gate at fail or hold shows HOLD. The loan-facts gate is the E9 hard gate and cannot be overridden in this tool.
Gate statusHOLD - gates not verified
Gates passedNone
Gates failed or heldAll
11E13 Risk / Kill-Switch
Every engine ends here. A kill means the recommendation is PASS. A PASS is a successful run, not a failed one. Unknown loan facts are a HOLD, listed here as a hold condition, not a kill.
Kill conditions fired (manual)None
Kill conditions fired (automatic)None
Risk flagsNone
Hold conditions firedNone
RecommendationHOLD
12One-page summary, print this
The deal on one page. Print this section for the file copy. It updates live from the inputs above.
AddressN/A
Parcel IDN/A
Value / ARVN/A
Loan factsUnknown
Due-on-sale riskUnknown
Best structureN/A
Best monthly cash flowN/A
Confidence0.50
GatesHOLD
RecommendationHOLD
13Receipt
Generated from the inputs above. Matches the creative-finance-receipt v1.0 schema fields. Offer authorized is always false in this tool.
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14How it works / What this is not
Read this before relying on any number on this page.
How it works: confirm the parcel from at least 2 public sources, get the loan facts from the lender statement and the note, enter the seller terms in writing, then let the tool price subject-to, seller finance, wrap, lease-option, and hybrid terms from the same rent and cost waterfall. The amortizing payment formula is shown in section 03 and used for every note. A share link encodes the whole deal in the URL so someone else can open the same numbers. Nothing is uploaded.
What this is not: not an appraisal, not legal, tax, or lending advice, not a title opinion, and not a replacement for an attorney, a title commitment, a loan servicer, or lender verification. It does not invent loan balances, rates, payments, or due-on-sale clauses. If a loan fact cannot be verified, it stays unknown and the run is HOLD. A positive cash flow does not mean a deal is good, and a PASS does not mean a property is bad. It means the evidence in this run does not support proceeding on a creative structure. No offer is quoted without Jeramie.
Honest gaps and limits. This tool does not verify a loan balance, rate, or due-on-sale clause against a lender; it only records what was entered and gates on it. It does not model taxes, depreciation, or insurance claims. It does not check state law on wraps, lease-options, or land contracts; those vary by state and need attorney review. Balloon balances assume the note amortizes on schedule with no missed or extra payments. Rent is a single monthly number, not a rent roll. The tool does not check whether a seller is legally able to sell subject-to or whether a loan is assumable. Layout has not been eyeballed in a real browser.