Hard Money Loan Calculator
Calculate the true cost of short-term fix and flip financing — monthly payments, origination fees, total loan cost, and full flip profit and loss.
Total loan cost at different origination point scenarios at 12.0% for 12 months.
| Points | Origination Fee | Total Interest | Total Loan Cost | All-In Amount |
|---|---|---|---|---|
| 2 points | $4,000 | $24,000 | $28,000 | $228,000 |
| 3 points (current) | $6,000 | $24,000 | $30,000 | $230,000 |
| 4 points | $8,000 | $24,000 | $32,000 | $232,000 |
| 5 points | $10,000 | $24,000 | $34,000 | $234,000 |
How to Use the Hard Money Loan Calculator
This calculator helps real estate investors understand the true cost of hard money financing — essential for fix and flip projects, bridge loans, and short-term real estate deals.
Quick Calculator
Enter your Loan Amount, Interest Rate (9-15% typical), Loan Term in Months (6-24), and Origination Points (2-5%). The result shows your monthly interest-only payment, total interest cost, origination fee, and the effective annual cost of the loan.
Advanced — Hard Money Analysis
Points Comparison shows total cost at 2, 3, 4, and 5 origination points. Hold Period Analysis shows how costs escalate at 3, 6, 9, 12, and 18-month holds — critical for understanding delay risk. vs Conventional compares total cost and closing speed between hard money and a traditional loan.
Pro — Professional Analysis
The Full Flip P&L tab models complete fix and flip profitability: purchase + rehab + hard money costs + selling costs = total invested vs. ARV. Exit Strategy compares selling after rehab against refinancing into a conventional loan (BRRRR). Lender Comparison lets you enter three lender offers side-by-side to find the cheapest total cost.
Key Formulas
Origination Fee = Loan Amount × (Points / 100)
Total Interest = Monthly Payment × Months
Total Loan Cost = Total Interest + Origination Fee
Flip Profit = ARV − Selling Costs − Purchase Price − Rehab − Hard Money Cost
Effective Annual Rate = (Total Cost / Loan Amount) / (Months / 12)
Worked Example: Fix and Flip in Dallas
Kevin's First Fix and Flip
Kevin found a distressed 3-bedroom home listed at $185,000 in a Dallas suburb. Comparable renovated homes sell for $295,000. He estimates $45,000 in rehab costs.
| Purchase Price | $185,000 |
| Rehab Budget | $45,000 |
| Hard Money Loan | $148,000 (80% of purchase) |
| Interest Rate | 12% annually |
| Origination Points | 3 points = $4,440 |
| Hold Period | 9 months |
| Monthly Interest | $1,480/mo |
| Total Hard Money Cost | $17,760 interest + $4,440 points = $22,200 |
| Selling Costs (6%) | $17,700 |
| Total All-In | $269,900 |
| ARV | $295,000 |
| Net Profit | $25,100 (9.3% ROI) |
Kevin's margin is thin. If rehab runs over by $15,000 or he holds an extra 3 months, the deal becomes a loss. Experienced flippers typically require 20%+ profit margin of ARV as a safety buffer.