Know your real cost of capital—before you ever apply
We believe an investor who understands the numbers makes a better borrower—and a better partner. So we put the math in your hands: pro-forma a ground-up build with the same tool our desk runs, pressure-test a flip, check your DSCR, and see exactly what the capital costs at close, monthly, and all-in. No black box. When the deal pencils, we'll help you structure it for real.
We model your full deal — draw schedule, true cost of capital, and profitability
Construction money isn't wired all at once, and when you draw changes what the loan really costs — a “cheaper” rate on Dutch interest often loses to a higher one on non-Dutch. On a strategy call we run your actual numbers through our modeling cockpit: every draw dated and priced, Dutch vs non-Dutch side by side, monthly payment as you build, and your real margin and return on cash after the financing. Builders who think they're making $100k are often making $50k — we show you which one you are before you break ground.
Pro-forma your build — the tool our desk runs
This is the profitability page of our internal estimate, in your hands: the loan both ceilings allow, every closing cost itemized, then the answer — net profit, return on cost, cash-on-cash, equity multiple, and a leverage test honest enough to tell you when borrowing hurts. Every assumption is editable — got a term sheet? Type it in and pro-forma the whole project on it.
Your project
Illustrative defaults — real terms depend on the deal, your experience, and the lender. Got a term sheet? Type its numbers in and pro-forma the whole project on it.
The financing, in brief
full worksheet in the Loan Sizing tabProject pro forma — profitability
The draw schedule — where the interest really comes from
Construction money funds as you build: the lot portion wires at close, the holdback deploys in draws, and interest runs only on what's out — actual/365 from each date to payoff. Edit any date or amount to match your schedule of values.
| Funding | Date | Amount | Balance | Payment/mo |
|---|---|---|---|---|
| Initial funding (close) | 2026-08-29 | $52,500 | $52,500 | $416 |
| Draw 1 | $135,000 | $1,069 | ||
| Draw 2 | $217,500 | $1,722 | ||
| Draw 3 | $300,000 | $2,375 | ||
| Draw 4 | $382,500 | $3,028 |
What this capital costs you
The true cost of this money is 10.0% annualized, not the 9.5% note rate — points and fees don't shrink when the hold is short.
Want to keep these numbers? We'll email you this exact breakdown — yours to forward, file, or bring to a lender.
On a strategy call we price your actual schedule of values — every draw dated and sized, Dutch vs non-Dutch side by side on real lender quotes. That precision is free; bring the deal.
Run my numbers →Fix & Flip Profit
Pressure-test the spread after rehab, carry, and selling costs—then run the financing side through the Cost of Capital tool below it.
The flip
Projected outcome
Excludes financing fees—pair this with the Cost of Capital tool for the full picture. Illustrative only—not a quote.
See Springwell Flip →Want to keep these numbers? We'll email you this exact breakdown — yours to forward, file, or bring to a lender.
Cost of Capital
The whole picture: cash to close, monthly carry, and total cost of the money. Ask your title company for their fee and drop it in—everything updates live.
Your deal
What the capital costs
Cost of capital = lender fees + total interest (title/closing are third-party and shown separately). Illustrative only—not a quote.
Have us structure this for real →DSCR Quick Check
Will the rent cover the payment? Find your Debt Service Coverage Ratio in two inputs.
The rental
The monthly math
✓ Cash-flows: $87/mo after the full payment.
Want to keep these numbers? We'll email you this exact breakdown — yours to forward, file, or bring to a lender.
Illustrative, not a quote — real terms move with the property and the borrower. On a strategy call we price it across our lender bench, including the structures that fix a thin ratio.
How DSCR structuring works →Finance My Deal — priced like a lender prices it
This is the same worksheet we run before we place a deal: both leverage ceilings with the binding one named, itemized Florida closing costs from a real settlement statement, the interest reserve, and your true cash to close. Every assumption is editable — got a term sheet from another lender? Type its numbers in and see what it actually costs.
Your deal
Illustrative defaults — real terms depend on the deal, your experience, and the lender. Got a term sheet? Type its numbers in and see the full cost of it.
Max loan — both ceilings, lesser wins
priced at your maxThe insight most lenders won't volunteer: cost — not value — is capping this loan. There's room for up to $50,267 more stated budget before the 70% ARV ceiling binds, which unlocks up to $47,000 more loan. Structured right, that's extra liquidity and interest reserve. This is exactly the kind of thing we do.
What closing actually costs
- • Statutory lines (stamps, intangible, title rate) are Florida formulas; escrow and settlement figures come from a real Central Florida construction closing and vary by title company.
- • Property-tax proration and per-diem interest are deal-specific and not included.
Cash to close
Want to keep these numbers? We'll email you this exact breakdown — yours to forward, file, or bring to a lender.
That's the real math. Want it placed? We shop this exact worksheet across our lender bench and structure the version underwriting says yes to.
Structure my deal for real →How Much Can I Borrow?
Your max loan under normal lender terms — the leverage that survives underwriting, not the “up to 90%” that gets advertised and then cut at the term sheet.
Your deal
You'll see “up to 90% LTC” advertised. Deals that actually close price at the numbers modeled here — 80–85% of cost, capped at 70% of completed value. We'd rather you plan on real terms.
What you can realistically borrow
Interest-only carry at 9.5%: about $2,571/mo at full draw (less early on — see the draw modeler above). Closing costs vary by state, so treat that line as a range — we'll itemize it properly on your actual estimate. Illustrative only, not a quote; final terms depend on the appraisal, your file, and the lender.
Get my real number →Numbers look tight? Let's structure it properly.
You've seen what the money costs. An advisor will look at your actual deal and come back with options — including the ones your current lender won't mention.
Get the templates emailed to you
Professional worksheets to use before you apply—whether you work with us or not. Request one and we'll email it straight to your inbox.
Land Acquisition Checklist
Vet a lot before you buy—zoning, utilities, setbacks, and the gotchas that kill a build after closing.
Construction Draw Schedule Template
Map draws to milestones and see how interest accrues as money is released over the build.
Fix & Flip Budget Template
Itemize rehab scope and costs so your budget starts from reality—then sanity-check it against your ARV.
ARV Comp Worksheet
Build a defensible after-repair value from comparable sales that holds up with a lender and a buyer.
DSCR Deal Worksheet
Plug in rent and the full payment (PITIA) to pressure-test your DSCR before you make an offer.
Investor Closing Cost Guide
What actually shows up on a business-purpose closing statement—lender fees, third-party title costs, and prepaids.
Pre-Construction Readiness Checklist
Before you call a project shovel-ready: land due diligence, permits, and the full trade lineup—architect, engineer, GC, plumbing, electrical, HVAC—with lead times to schedule.
Design Board & Selections Template
Lock your kitchen, bath, and bedroom finishes and material palette to a budget—so a custom build prices accurately and stays on schedule.
How to structure, leverage, and exit
New Construction Readiness: Shovel-Ready Isn't Trade-Ready
Blueprints and a permit don't mean you can build. The team, trades, lead times, and design decisions that have to be locked before you break ground.
How Not to Overleverage Yourself (and Survive a Soft Market)
Leverage cuts both ways. How to size debt so a slow sale or a rate move doesn't wipe out your deal—or your portfolio.
How DSCR Loans Actually Work (and How to Structure One)
A plain-language walkthrough of Debt Service Coverage Ratio loans—how the ratio is calculated, what numbers you need, and how to structure for maximum leverage.
Numbers look right?
Send us the deal and we'll structure the capital around your exit.
Have a deal? Let's get it funded.
Tell us about your project and get a same-day read on terms. No obligation, no impact to your credit to prequalify.