Free Hard Money Loan Calculator
Model points, monthly interest, hold costs, and net profit for any hard money deal — in seconds, powered by AI.
Tell Freddie about your hard money deal:
What you get — free
Points & Interest Breakdown
See origination points, monthly interest, and total hard money cost calculated against your actual hold period.
True Net Profit
Freddie deducts all financing costs from your profit — no surprises at closing.
Hard Money vs Private
Side-by-side comparison so you know which financing wins on your specific deal.
Deal Score 0–100
Every deal gets an A–F letter grade and numeric score before you commit.
Lender Match
Freddie connects you with vetted hard money lenders in your market via Deal Blast.
Free Forever
Core analysis is always free. No credit card required.
How private money beat hard money on this $115K wholetail
On a hoarder house in Northern Virginia, we ran the numbers both ways. Hard money at 10% / 2 points would have cost us roughly $6,500 in financing for a 30-day hold. Private money at 9% interest-only, no points, cost us under $1,600. On a fast wholetail exit, the financing type matters almost as much as the purchase price. We went private — closed at $210K, sold as-is at $349K, netted $115,050 in 30 days. Freddie scored it 100/100.
We sold the property as-is for $349K. The renovation pictured was completed by the buyer who purchased it from us. The $115,050 profit reflects our wholetail exit, not the renovation work.
Freddie scored this deal 100/100. Private money saved ~$5K vs hard money on a 30-day hold — proof that financing structure is just as important as finding the deal.
"Hard money loan lesson: on a sub-60-day hold, points kill your margin. Run both scenarios before you commit — private money often wins on short wholetails."
Hard Money Loan FAQ
What is a hard money loan?
A hard money loan is a short-term, asset-based loan from a private lender (not a bank). It's secured by the property value, closes fast, and is commonly used for fix-and-flip or wholetail deals where traditional financing is too slow.
How do I calculate hard money loan costs?
Key costs include origination points (1–3% of loan), monthly interest rate (8–12% annualized), draw fees for rehab, and extension fees. Freddie AI totals all costs and shows your true net profit.
What LTV does hard money lend at?
Most hard money lenders go up to 65–75% of ARV or 80–90% of purchase price, whichever is lower. On a distressed property, this often means you bring 10–20% out of pocket at close.
How does hard money compare to private money?
Private money is typically from individuals (friends, family, networks) at negotiated rates — often 8–10% interest-only, no points. Hard money lenders are professional companies with standardized terms, faster closings, and more paperwork.
Is hard money worth it for a 30-day flip?
On a short hold, points are amortized over fewer days making them expensive. A 2-point hard money loan on a $200K deal costs $4,000 day one. For a 30-day wholetail, private money often wins on cost.
What lenders does FreeDealCalc work with?
FreeDealCalc partners with Hard Money Bankers, WCP Loans, Champion Title, and New Silver. Submit your deal through Deal Blast and our team connects you with the right lender for your market.
Run your hard money deal now
Free. No credit card. No expiration.