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Free Max Allowable Offer Calculator

Know your number before you negotiate. Freddie calculates your maximum allowable offer so you never overpay and always protect your profit.

Everything in This Free Tool

MAO Calculator
Instant maximum allowable offer based on ARV, rehab, costs, and profit target.
70% Rule Application
Apply the 70% rule automatically and see why it may need adjustment for your deal.
Custom Profit Target
Set your minimum profit and Freddie calculates MAO to protect that margin.
Strategy-Specific MAO
Different MAOs for flip vs. wholesale vs. BRRRR — each strategy has different parameters.
Negotiation Range
See your MAO plus a negotiation range so you know how low to open.
Score Certificate
Every deal scored against your MAO with shareable certificate.

Real Deal. Real Numbers. Analyzed Free.

Dan White, 20-year fix-and-flip veteran in Northern Virginia, used FreeDealCalc to analyze a $130,000 wholetail opportunity in under 5 minutes. No spreadsheet. No paid software. Just Freddie.

Purchase
$210,000
Cleanout
$5,000
Resale
$349,000
Hold Time
1 Month
Strategy
Wholetail
Net Profit
$115,050
Before renovationAfter renovation
100
Deal Score
Strong Deal

"I've been flipping houses for 20 years and I built this tool because nothing free was actually good enough. Freddie does what I used to do with spreadsheets — but in seconds, for free, for every investor who needs it."

— Dan White, Founder, FreeDealCalc | 20-Year Fix & Flip Investor, Northern Virginia

A buyer who purchases this property as a wholetail deal undertakes all renovation work at their own direction, cost, and risk. The seller makes no representations regarding property condition and all sales are as-is. Buyer is responsible for all due diligence, inspections, and compliance with local codes and regulations.

Frequently Asked Questions

What is MAO in real estate?

MAO stands for Maximum Allowable Offer — the highest price you can pay for a property and still hit your profit target. It's calculated by working backward from ARV: ARV × 70% minus rehab costs equals MAO for a standard fix and flip. For wholesale, subtract your assignment fee as well.

How do you calculate maximum allowable offer?

Standard formula: MAO = (ARV × 0.70) - Rehab Costs. For wholesale: MAO = (ARV × 0.70) - Rehab Costs - Assignment Fee. Adjust the percentage based on your market, deal specifics, and profit requirements. Freddie calculates MAO and explains how changes in ARV or rehab affect your number.

Should I always use the 70% rule for MAO?

The 70% rule is a guideline, not a law. Low rehab deals in strong markets might support 75-80% of ARV. High rehab deals or soft markets might require 60-65% of ARV. What matters is that your MAO produces adequate profit after all real costs — use Freddie to run the full analysis.

What happens if I pay over MAO?

Paying over MAO compresses your profit margin. At 75% of ARV instead of 70%, you lose 5% of ARV in profit — $15,000 on a $300K ARV deal. This may still work in strong markets with fast resale, but it eliminates your cushion for overruns. Know your MAO and negotiate toward it.

How does MAO differ for wholesale vs. fix and flip?

Wholesale MAO must leave room for your assignment fee AND your buyer's profit/rehab/costs. If your end buyer needs to be at 70% of ARV all-in, your wholesale MAO might be 60-65% of ARV minus rehab to preserve your assignment fee. Always work backward from your buyer's MAO.

What is a good MAO negotiation strategy?

Know your MAO cold before you call the seller. Open 10-15% below your MAO to leave room to negotiate. Use the 'I have to make the numbers work' framing. If seller won't meet your MAO, walk away — there are always more deals. Never let emotion push you past your number.

More Free Tools

→ Wholesaling Calculator→ 70% Rule Calculator

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