Hard Money Loan Calculator

Key Takeaways

• Hard Money Loan Calculator estimates monthly interest-only payment of $1,375 and total interest over hold of $12,375 for this scenario.
• Nine months is the modal fix-and-flip timeline: a month or two to close and permit, three to five to rehab, two to three to sell. At 11% with 2 points, $150,000 of hard money costs $1,375 a month in interest-only payments — $12,375 across the 9-month hold — plus $3,000 in points at closing, for a total cost of capital of $15,375.
• $15,375: $12,375 of interest at 11% plus $3,000 in 2 points — an effective annualized cost of 13.7% over the actual hold, and $1,708 a month all-in.

Calculation Output

Result Chart

Key Facts

How This Estimate Works

• Nine months is the modal fix-and-flip timeline: a month or two to close and permit, three to five to rehab, two to three to sell. At 11% with 2 points, $150,000 of hard money costs $1,375 a month in interest-only payments — $12,375 across the 9-month hold — plus $3,000 in points at closing, for a total cost of capital of $15,375.
• That $15,375 is roughly 10.3% of the loan amount, and it annualizes to 13.7% over the 9-month hold — above the quoted 11% because the points are paid up front and never amortized. This is the number to compare against the deal's projected profit in the fix-and-flip calculator: if the flip's margin is thinner than 10.3% of the loan, the financing alone eats the deal before a single rehab surprise.
• The term matters here. This profile assumes a 12-month note, so a 9-month hold leaves three months of slack — but rehab delays are the norm, not the exception, and a hold that slips past month 12 needs an extension. Extensions are rarely free: lenders commonly charge extension points, a higher rate, or both, and none of that is in this $15,375 figure. Budget the extension as a contingency, not a surprise: one extra quarter at $1,375 a month is $4,125 of interest before any extension fee.
• If the plan is to keep the property instead of selling — the BRRRR path — the exit is a refinance, and the refinance has to appraise and debt-service at a rate this loan never had to. The BRRRR calculator models that leg; the DSCR guide covers what the refinance lender will actually underwrite. The hard money loan is the first leg of that cycle, not the whole cycle, and its cost is the price of getting into the deal at all.
• Spread across the hold, the all-in carrying cost is $1,708 a month. This is an educational planning estimate, not lending advice and not a lender recommendation. Actual terms vary by lender, property, experience, and market; figures exclude extension fees, draw and inspection fees, appraisal, legal, and closing costs beyond origination points unless noted. No lead-gen form lives on this page, and no lender is endorsed here.

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