Location-adjusted ARV · pre-1960 rehab budget · max allowable offer
Step 1 · Value
ARV, adjusted for the pocket
Start from your best comps in the same pocket, then check every condition that applies to this exact lot. Percentages are editable — tune them as your resale data comes in.
$
Renovated comps, same pocket, last 90 days
$
Drags on value
Lifts on value
Adjusted ARV±0.0%$1,000,000
Step 2 · Zoning & red flags
Overlays, planning review & code enforcement
Pull the parcel in ZIMAS before you underwrite. Every overlay routes your permits through the Planning department and adds months of carry — check what applies and the months go straight into the hold period and financing math.
Permit timeline reality: in an HPOZ, CDO, Specific Plan, or any other Planning overlay, budget extra months just to get permits approved — review boards meet monthly and every revision costs a cycle. HPOZ boards often force wood windows and period details: bump the Windows and Permits lines too. An active code-enforcement case is a walk-away: the city won't issue permits until the case clears — on its own that's about 6 extra months, but stack it with an HPOZ or CDO overlay and the total climbs to 12–15 months before you can pull a permit. If you buy anyway, that hold time gets added on top of the rehab — the verdict turns RED FLAG and the max offer prices in the added hold automatically.
Step 3 · Rehab
Repair budget
Defaults assume a pre-1960 house where the systems are original and due. Pick the layout, scope, finish level, and build complexity — every line stays editable, so overwrite any figure with a real bid.
Layout preset
Scope of work
Build complexity
sf
Finish level
Line item
Budget
Contingency%
$0
Total repair budget
$0
Sanity check: $0/sf —
Changing preset, scope, finish, complexity, size, or baths refills every line with defaults and discards your edits.
Send this to a hard money lender
CSV opens in Excel/Sheets if you want to edit it first. PDF is a clean, ready-to-send estimate — your browser's print dialog will offer "Save as PDF."
Step 4 · Costs & profit
Carrying, financing, resale
Everything it costs to own the house until it sells, plus the profit you refuse to flip without.
mo
Escrow + rehab + list + resale escrow — 6 mo light · 9 mo medium · 12–15 mo big remodel / slow market